The Phillips & Co Building Survey

 

The Building Survey used to be called a Full Structural Survey and is the most detailed of the survey reports offered.

 

There is no standard form but all Surveyors have developed

their own detailed report format.

 

Having listened to my clients needs and taken on board their recommendations I have developed the format of my Building Survey to include a thorough and detailed inspection of your intended purchase coupled with a clearly written report.

 

We have structured our Building Survey to include an accurate description of all elements of the construction of the building combined with clear explanatory digital photographs, technical drawings and detailed floor plans where required.

 

The report concentrates on serious structural defects and essential repairs and the surveyor will offer a clear and impartial opinion on what is found and will explain how we reach our conclusions.

 

Our use of colour digital photography will assist in providing a clear interpretation of all defects present.





 

 

For ease of reference

 

Matters for the attention of your solicitor are highlighted in blue text.

 

Matters of an environmental nature are highlighted in green text.

 

Matters of an advisory nature are highlighted in purple text

 

Matters requiring further investigation or advice are highlighted in
orange text.

 

Matters of an urgent nature are highlighted in red text.

 

 

The surveyor who provides the service aims to give you professional advice to:

 

·       help you make a reasoned and informed decision when purchasing the property, or when planning for repairs, maintenance or upgrading the property

 

·       provide detailed advice on condition

 

·       describe the identifiable risk of potential or hidden defects

 

·       propose the most probable cause(s) of the defects based on the inspection and where practicable and agreed, provide an estimate of costs and likely timescale for identified repairs and necessary work.

 

·       Any extra services provided that are not covered by the terms and conditions of this service must be covered by

a separate contract.

The inspection

 

The surveyor carefully and thoroughly inspects the inside and outside of the main building and all permanent outbuildings, recording the construction and defects that are evident.

 

This inspection is intended to cover as much of the property as is physically accessible. Where this is not possible, an explanation is provided in the ‘Limitations on the inspection’ box in the relevant section of the report.

 

The surveyor does not force or open up the fabric of the building without occupier/owner consent, or if there is a risk of causing personal injury or damage. This includes taking up fitted carpets and fitted floor coverings or floorboards; moving heavy furniture; removing the contents of cupboards, roof spaces, etc. removing secured panels and/or hatches; or undoing electrical fittings.

 

If necessary, the surveyor carries out parts of the inspection when standing at ground level from adjoining public property where accessible. This means the extent of the inspection will depend on a range of individual circumstances at the time of inspection, and the surveyor judges each case on an individual basis.

 

The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so.

 

If it is safe and reasonable to do so, the surveyor will enter the roof space and visually inspect the roof structure with attention paid to those parts vulnerable to deterioration and damage. Although thermal insulation is not moved, small corners should be lifted so its thickness and type, and the nature of underlying ceiling can be identified (if the surveyorconsidersitsafetodo).

 

The surveyor does not move stored goods or other contents.

 

The surveyor also carries out a desk-top study and makes oral enquiries for information about matters affecting the property.

Services to the property

Services are generally hidden within the construction of the property.

This means that only the visible parts of the available services can be inspected, and the surveyor does not carry out specialist tests.

 

The visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources.

 

It also does not investigate the plumbing,

heating or drainage installations

(or whether they meet current regulations);

or the internal condition of any chimney, boiler or other flue).

 

Outside the property

The surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common (shared) use.

 

To inspect these areas, the surveyor walks around the grounds and any neighbouring public property where access can be obtained.

 

Where there are restrictions to access (e.g. a creeper plant prevents closer inspection), these are reported and advice is given on any potential underlying risks that may require further investigation.

 

Buildings with swimming pools and sports facilities are treated as permanent outbuildings and are therefore inspected, but the surveyor does not report on the leisure facilities, such as the pool itself and its equipment internally and externally, landscaping and other facilities

(for example, tennis courts and temporary outbuildings).

 

Flats

When inspecting flats, the surveyor assesses the general condition of the outside surfaces of the building, as well as its access and communal areas (for example, shared hallways and staircases that lead directly to the subject flat) and roof spaces, but only if they are accessible from within or owned by the subject

flat or communal areas.

 

The surveyor also inspects (within the identifiable boundary of the subject flat) drains, lifts, fire alarms and security systems, although the surveyor does not carry out any specialist tests other than their normal operation in everyday use.

 

External wall systems are not inspected. If the surveyor has specific concerns about these items, further investigation will be recommended prior to legal commitment to purchase.

 

Dangerous materials, contamination and

environmental issues

The surveyor does not  make enquiries about contamination

or other environmental dangers.

 

If the surveyor suspects a problem, they recommend a further investigation.

 

The surveyor may assume that no harmful or dangerous materials have been used in the construction, and does not have

a duty to justify making this assumption.

 

However,

if the inspection shows that such materials have been used, the surveyor must report this and ask for further instructions.

 

The surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when inspecting properties that may fall within The Control of Asbestos Regulations 2012 (‘CAR 2012’). 

 

However, the report should properly emphasise the suspected presence of asbestos containing materials if the inspection identifies that possibility.

 

With flats, the surveyor assumes that there is a ‘dutyholder’ (as defined in the regulations), and that there is an asbestos register and an effective management plan in place, which does not present a significant risk to health or need any immediate payment. The surveyor does not consult the dutyholder.

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The Report

The surveyor produces a report of the inspection results for you to use, but cannot accept any liability if it is used by anyone else.

 

If you decide not to act on the advice in the report, you do this at your own risk.

 

The report is aimed at providing you with a detailed understanding of the condition of the property to allow you to make an informed decision on serious or urgent repairs, and on the maintenance of a wide range of reported issues.

 

Condition ratings

The surveyor gives condition ratings to the main parts (the ‘elements’) of the main building, garage and some outside elements.

 

The condition ratings are described as follows:

 

·      

Matters for the attention of your solicitor are highlighted in blue text.

 

Matters of an environmental nature are highlighted in green text.

 

Matters of an advisory nature are highlighted in purple text

 

Matters requiring further investigation or advice are highlighted in
orange text.

 

Matters of an urgent nature are highlighted in red text.

 

Energy

The surveyor has not prepared the Energy Performance Certificate (EPC) as part of the Level 3 service for the property.

 

Where the EPC has not been made available by others, the surveyor will obtain the most recent certificate from the appropriate central registry where practicable. If the surveyor has seen the current EPC, they will review and state the relevant energy efficiency rating in this report.

 

Where possible and appropriate, the surveyor will include additional commentary on energy - related matters for the property as a whole in the energy efficiency section of the report, but this is not a formal energy assessment of the building.

 

Checks will be made for any obvious discrepancies between the EPC and the subject property, and the implications will be explained to you.

 

As part of the  Level 3 Service, the surveyor will advise on the appropriateness of any energy improvements recommended by the EPC.

 

Issues for legal advisors

The surveyor does not act as a legal adviser and does not comment

on any legal documents.

 

If, during the inspection, the surveyor identifies issues that your legal advisers may need to investigate further, the surveyor may refer to these in the report (for example, to state you should check whether there is a warranty covering replacement windows).

 

The report is prepared by a surveyor merely in their capacity as an employee or agent of a firm, company or other business entity (‘the Company’).

 

The report is the product of the Company, not of the individual surveyor.

 

All of the statements and opinions contained in this report are expressed entirely on behalf of the Company, which accepts sole responsibility for them.

 

For their part, the individual surveyor assumes no personal financial responsibility or liability in respect of the report, and no reliance or inference

to the contrary should be drawn.

 

In the case of sole practitioners, the surveyor may sign the report in their own name, unless the surveyor operates as

a sole trader limited liability company.

 

Nothing in this report excludes or limits liability for death or personal injury (including disease and impairment of mental condition) resulting from negligence.

 

Risks

This section summarises defects and issues that present a risk to the

building or grounds, or a safety risk to people.

 

These may have been reported and condition rated against more than one part of the property, or may be of a more general nature.

 

They may have existed for some time and cannot be reasonably changed.

 

The Level 3 report will identify risks, explain the nature of the problems and explain how the client may resolve or reduce the risk.

 

If the property is leasehold, the surveyor gives you general advice and details of questions you should ask your legal advisers.

Standard terms of engagement

The service – the surveyor provides a Phillips & Co Building Survey – Level 3 service described in this section, unless you agree with the surveyor in writing before the inspection that the surveyor will provide extra services.

Any extra service will require separate terms of engagement to be entered into with the surveyor. Examples of extra services include:

 

o schedules of works
o supervision of works
o re-inspection
o detailed specific issue reports
o market valuation and reinstatement cost

o negotiation.

 

The surveyor– The service will be provided by an

MRICS  member of the

Royal Institution of Chartered Surveyors (RICS)

who has the skills, knowledge and experience to survey

and report on the property.

 

Before the inspection – Before the inspection, you should tell us if there is already an agreed or proposed price for the property, and if you have any particular concerns about the property

(such as a crack noted above the bathroom window

or any plans for extension). 

 

This period forms an important part of the relationship

between you and the surveyor.

 

The surveyor will use reasonable endeavours to contact you to discuss your particular concerns regarding the property, and explain (where necessary) the extent and/or limitations of the inspection and report.

 

The surveyor also carries out a desktop study to understand the property better.

 

Terms of payment – You agree to pay our fee and any other charges

agreed in writing.

 

Cancelling this contract – You should seek advice on your obligations under The Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013 (‘the Regulations’) and/or the Consumer Rights Act 2015 inaccordance with section 2.6 of the current edition of the Home survey standard

RICS professional statement.

 

Liability – the report is provided for your use, and the surveyor cannot accept responsibility if it is used, or relied upon, by anyone else.

 

Note: These terms form part of the contract between you and the surveyor . This report is for use in the UK.

 

Complaints handling procedure

The surveyor will have a complaints handling procedure and will give you a copy if you ask for it.

The surveyor is required to provide you with contact details, in writing, for their complaints department or the person responsible for dealing with client complaints.

Where the surveyor is party to a redress scheme, those details should also be provided.

If any of this information is not provided, please notify the surveyor and ask for it to be supplied.