Which level of survey to choose?

The RICS has a comprehensive guide that explains what is covered within each type of survey and what you can expect in the report for each one; after all it is the content of the report you are most interested in, not necessarily how the surveyor carries out the inspection. But which is right for your homebuying needs?

However, all surveying firms will apply this slightly differently as this guide sets out the minimum standard only. Here at Orchard Home Surveys we specialise in providing a high quality service with high quality Level 2 Home Surveys. So what does this mean? Our inspections are very similar to that required of a Level 3 survey so you can be assured we are having a good look around all aspects the property and grounds, poking into all the corners and awkward areas and performing what tests we are competent to undertake (we are not gas or electrical engineers, for example) in a non-invasive survey. When comes to our reports, we include several elements that RICS list as Level 3 requirements. This includes:

·         A clear description of any visible defects (and photos to help you understand what we have seen).

·         An explanation of any potential problems posed by hidden defects we have seen some evidence of and what your next steps should be in determining if there is a problem and how to set about resolving it if there is. We include this when an investigation to confirm the true condition of the element in question will require some disruption to the building materials, which is something homeowners trying to sell their properties are generally not overly keen on.

·         A description of the repair options for a defect, including a repair timeline so you understand the urgency of the work and we explain the consequences of not carrying out repairs to help you prioritise the order you undertake repairs. For example, repairing damaged guttering is likely to be much more urgent in February that is in July!

So why do we not do Level 3 surveys when we cover many of the elements included in one?

A true Level 3 survey and report done properly is a highly technical and comprehensive piece of work that usually needs a surveyor to have specialist knowledge of niche building techniques such as thatched or historic timber framed structures, listed building constraints on refurbishment, repair or upgrade work or a detailed knowledge of how modern and traditional building materials interact and impact on one another when they are combined in a single property. This takes many years of training and experience to build so we feel this is best left to those surveyors who have had the time to gain this understanding and can provide a better service to those clients who truly need a level 3 survey.

We are happy focussing high-quality level 2 surveys for traditionally built properties (generally standard brick and tile properties) from the Victorian era forward as that is where our experience and skills lie, as well as in producing easy to understand reports for our clients.