Brampton Home Surveys Guide to Home Surveys · that required making good in a logical order so that the Builder or Developer has a clear reference document. Page 6 ... Gives advice

Brampton Home Surveys

Guide to Home Surveys

Brampton Home Surveys Limited

Brampton House

Unit F10 DaisyBank House Business Centre

Leek Road

Cheadle

ST10 1JE

01538 224051

www.bramptonhomesurveys.co.uk

Page 1

Executive Summary

This guide aims to give you further information to help you make an informed choice about what Home

Survey is right for you.

This guide provides brief overview of type of Home Surveys available, a reference comparison table

and a worked up example of a report section.

At Brampton Home Survey we undertake all our surveys in accordance Home Survey Standard (1st

edition) RICS Professional Statement and all appropriate RICS guidance.

Copies of the Scope of Service for each type of Survey is available upon request.

Page 2

Content

Executive Summary

Content

Section A – Why a Home Survey?

Section B – Your Survey Options

Section C – Comparison Table

Section D – Additional Services

Section E – Example Reports

Page 3

Section A – Why a Home Survey

Helping you choose the right survey

Why do you need a Home Survey? Because forewarned is forearmed. Choosing the right survey will

help highlight any serious problems and advise you of the specific risks before you commit to the

process of buying or selling a property.

RICS has three different levels of survey. These can only be conducted by an RICS qualified surveyor.

Reliable and cost effective, these reports carry the full weight of the Royal Institution of Chartered

Surveyors – the industry’s most respected authority on surveying.

Buying a home

It’s important to remember that your mortgage lender’s valuation report is not a survey. It merely tells

your lender whether or not the property is reasonable security for your loan. An RICS survey will tell

you the actual condition of the property. This is vital information that can be invaluable during price

negotiations, and will also help you avoid expensive surprises after you’ve moved in. There is an option

for an RICS HomeBuyer Report (Survey level 2) which also includes a valuation as a standard part of

the service for your own purposes.

Selling a home

An RICS survey can be an aid to selling your home. It will show you any problems that may delay your

sale or cause price reductions later in the process.

Staying at home

A survey of the current condition of your home will warn you of defects and help you avoid escalating

repair and maintenance costs in the future.

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Brampton Home Surveys has designed a Factsheet, available on our website or as attachment to our

quotation emails, to ensure you instruct the most appropriate Home Survey. We do not undertake the

following RICS Home Surveys;

• The RICS HomeBuyer Report (Survey & Valuation) – survey level two; and

• The RICS Building Survey – survey level three.

Where these Home Surveys are best suited your needs, we will (where we are able to) recommend

other surveyors to undertake your Home Survey. To find out more about these Home Surveys please

see the RICS Information Sheet on our website. This RICS Information Sheet information is also

provided to you with your quotation email.

Bampton Home Surveys offers the following RICS Home Surveys;

• The RICS Condition Report – survey level one; and

• The RICS HomeBuyer Report (Survey) – survey level two.

The RICS Condition Report is best suited to a conventional house, flat or bungalow built from common

building materials and in reasonable condition less than ten years old. It focuses purely on the

condition of the property. An RICS Condition Report is straightforward and does not include a valuation

or a Reinstatement Cost Assessment.

The RICS HomeBuyer Report (Survey) is best suited to a conventional house, flat or bungalow, built

from common building materials and in reasonable condition. It costs more than the Condition Report

but provides more extensive information. An RICS HomeBuyer Report (Survey) does not include a

valuation or a Reinstatement Cost Assessment.

We provide RICS Reinstatement Cost Assessments as an add on service to the Home Surveys we

undertake please see Section D of this guide for our additional services.

In addition to the RICS Home Surveys we offer custom Home Surveys for use in particular, limited

circumstances where an RICS Home Survey may not be most appropriate. These are as follows;

• Brampton HomeBuyer Report - survey level two;

• Brampton Home Surveys Auction Survey - survey level one; and

• Brampton Home Surveys Snagging Survey - survey level one.

Page 5


Our Custom Home Surveys are delivered accordance with the Home Survey Standard (1st edition)

RICS Professional Statement.

The Brampton HomeBuyer Report is equivalent to RICS HomeBuyer Report (Survey). The Brampton

HomeBuyer Report is best suited to a conventional house, flat or bungalow, built from common

building materials and in reasonable condition but does not include a valuation or a Reinstatement Cost

Assessment.

The difference between these HomeBuyer Reports is the presentation of the Report. The RICS

HomeBuyer Report (Survey) is text based and follows a strict format. This leads to long, wordy reports

that some customers do not find user friendly. The Brampton HomeBuyer Report provides an overall

assessment of condition, detail on the items that require repair and explanatory reference

photographs. Please see Section E of this guide for an example of the presentation of the Report.

We charge the same fees for both The RICS HomeBuyer Report (Survey) and The Brampton

HomeBuyer Report.

The Brampton Home Surveys Auction Survey is equivalent to The RICS Condition Report. The

Brampton Home Surveys Auction Survey is designed for clients seeking a professional and objective

report on the condition of an Auction Property where access to undertake the Inspection is restricted

and/or limited.

The Brampton Home Surveys Auction Survey includes a visual inspection that is less extensive than for

The RICS Condition Report (due to restricted and/or limited access). To see the difference in the

inspection please see Section C of this guide.

The Brampton Home Surveys Auction Survey details typical maintenance that is required to the

building, its services and the grounds to ensure that it is habitable and describes urgent repairs. Please

see Section E of this guide for an example of the presentation of the Report.

Brampton Home Surveys Snagging Survey is for new build properties only. Brampton Home Surveys

Snagging Survey includes a visual inspection equivalent to The RICS Condition Report.

The Brampton Home Surveys Snagging Survey highlights relevant legal issues and any obvious risks to

the building, people or grounds. The report is succinct and provides a list of the snagging items / items

that required making good in a logical order so that the Builder or Developer has a clear reference

document.

Page 6

Section C – Comparison Table

Each Home Survey undertaken has three steps; the Preparation, the Inspection and the Report. These

are detailed in the Comparison Table below, further details on the Scope of Services for each Home

Survey are available on request.

For each Home Survey we undertake our Preparation is the same, we undertake Due Diligence before

confirming our instructions and undertake Pre-Survey Research (review flood maps, former land use,

historic maps, etc.) before arranging the Inspection.

Scope of Service

Survey Level One

RICS Condition

Report Service

Survey Level One

Brampton Home

Surveys Auction

Report

Survey Level Two

RICS Homebuyer

Report (Survey)

Survey Level Two

Brampton

Homebuyer Report

Inspection

Visual inspection of

the main building, its

services, out buildings

and grounds.

All voids and roof

spaces inspected

where there is access.

Report

Describes the

construction and

condition of the

property on the date

of the inspection.

Write up describes all

parts of the property

element even where

no repairs are

required.

Write up provides an

overall assessment

but focuses on part of

the element that

requires repair.

Explanatory

photographs.

Gives advice on repair

and ongoing

maintenance.

Page 7

Section D - Additional Services

We offer additional Services where required, these include;

• Telephone consultation, over the inclusive 30 minutes within your chosen service;

• Budget costs of any repairs or maintenance detailed within the report;

• Schedule of works of building works and repairs or contractor pricing;

• Obtaining building contractors quotes and prices for the works and any contractual advice;

• Supervision and management of building works;

• Re-inspection of completed building works (snagging inspection); and

• Obtain specific issue reports.

The most common additional Services we are asked for are hard copies of the Report (which can be

provided for additional fee) and to undertake a Reinstatement Cost Assessment.

Reinstatement Cost Assessment

An RICS Reinstatement Cost Assessment refers to the cost of reinstating a building or property if it was

to be destroyed or damaged beyond repair. Ensuring you have the correct insurance cover for your

home is essential. We often find that homeowners are unaware of the true reinstatement cost of their

home. Their homes are either under-insured - leaving you exposed to potential costs in the event of a

claim – or over-insured leading to high premium payments.

Page 8

Section E – Example Report

Example RICS Condition Report

Regulated by the RICS

E. Outside the property

Limitations to inspection

Noted in the sections below.

E1 Chimney Stacks

Limitations on inspection

2

• Due to the nature and layout of the building we were unable to fully inspect the flaunching.

Overall description

• The property has two chimney stacks built of facing brickwork. The front stack is shared with the neighbouring property and appears to serve the living room. The rear stack appears to serve the dining room.

Overall condition – Front stack

• The overall condition of the front stack appears to be reasonable. No repair is currently needed. Condition rating 1. The property must be maintained in the normal way.

Flaunching

• Where visible cement bedding around the base of the chimney (called flaunching is beginning to deteriorate and is covered with moss. Condition rating 2.

Chimney pots

• The chimney pot(s) appear to be in a satisfactory condition. No repair is currently needed. Condition rating 1.

Pointing

• The mortar between the brick/stonework (called pointing) has eroded/ is part missing particularly at high level. Condition rating 2.

Aerials/satellite dishes

• An aerial/satellite dish is attached the chimney. This appears to be in a satisfactory condition. No repair is currently needed. Condition rating 1.

Flashings

• The waterproofing between the chimney stack and the roof covering (called the flashing) appears to be in a satisfactory condition. No repair is currently needed. Condition rating 1.

Overall condition – Rear stack

• The overall condition of the front stack appears to be reasonable. No repair is currently needed. Condition rating 1.

Flaunching

• Where visible cement bedding around the base of the chimney (called flaunching is beginning to deteriorate and is covered with moss. Condition rating 2.

Example RICS Condition Report


E1 Chimney Stacks (continued)

2

Chimney pots

• The chimney pots are open and are vulnerable to rain & blockage by birds. Condition rating 2.

Pointing

• The mortar between the brick/stonework (called pointing) has eroded/ is part missing particularly at high level. Condition rating 2.

Flashings

• The waterproofing between the chimney stack and the roof covering (called the flashing) appears to be in a satisfactory condition. No repair is currently needed. Condition rating 1.

General Advice

• The owner of the neighbouring property may have a number of legal rights over the shared chimney. You should check with your legal adviser before any work is done (see section I3).

• To repair the chimney safely and avoid damaging the roof covering, contractors will have to use appropriate access equipment (for example scaffolding, hydraulic platforms, etc.).

Example RICS HomeBuyer Report





E1 Chimney Stacks


2


Overall description


Overall condition – Front stack


Flaunching

• Where visible cement bedding around the base of the chimney (called flaunching is beginning to deteriorate and is covered with moss. Condition rating 2. This should be repaired soon.

• Repairs to the flaunching can damage the pot(s) which may then need to be replaced, you should plan for additional costs.

Chimney pots

• The chimney pot(s) appear to be in a satisfactory condition. No repair is currently needed. Condition rating 1. The property must be maintained in the normal way.

• The chimney pot may also connect to a chimney flue that serves a heating appliance below and a suitable replacement terminal must be used (see section F5).

Pointing

• The mortar between the brick/stonework (called pointing) has eroded/ is part missing particularly at high level. Condition rating 2. This should be repaired soon.

Aerials/satellite dishes

• An aerial/satellite dish is attached the chimney. This appears to be in a satisfactory condition. No repair is currently needed. Condition rating 1. The property must be maintained in the normal way.

Flashings

• The waterproofing between the chimney stack and the roof covering (called the flashing) appears to be in a satisfactory condition. No repair is currently needed. Condition rating 1. The property must be maintained in the normal way.

Overall condition – Rear stack


Example RICS HomeBuyer Report



2

Flaunching

• Where visible cement bedding around the base of the chimney (called flaunching is beginning to deteriorate and is covered with moss. Condition rating 2. This should be repaired soon.


Chimney pots

• The chimney pots are open and are vulnerable to rain & blockage by birds. Condition rating 2. Open chimney pots can allow rain penetration or can be blocked by nesting birds. To prevent these problems, an appropriate guard should be provided soon.

• The chimney pot may also connect to a chimney flue that serves a heating appliance below and a suitable replacement terminal must be used (see section F5).

Pointing

• The mortar between the brick/stonework (called pointing) has eroded/ is part missing particularly at high level. Condition rating 2. This should be repaired soon.

Flashings

• The waterproofing between the chimney stack and the roof covering (called the flashing) appears to be in a satisfactory condition. No repair is currently needed. Condition rating 1. The property must be maintained in the normal way.

General Advice

• The owner of the neighbouring property may have a number of legal rights over the shared chimney. You should check with your legal adviser before any work is done (see section I3).


Example Brampton’s HomeBuyer Survey





E1 Chimney Stacks


2


Overall description


Summary of condition – Front stack

• Generally, the chimney stack to the front of the property appears to be in a satisfactory condition with the following repairs required soon.

Schedule of repair and maintenance / further investigations

• The flaunching requires repair. Condition rating 2. See photo 1 below.


• Isolated areas of repointing are required. Condition rating 2. See photo 2 below.

Photo 1 Photo 2

Example Brampton’s HomeBuyer Survey



Summary of condition – Rear Stack

• Generally, the rear chimney stack appears to be in a satisfactory condition with the following repairs required soon.


• The flaunching requires repair. Condition rating 2. See photo 3 below.


• The chimney pots are open and require a cowl. Condition rating 2. See Photo 4 below.

• Isolated areas of repointing are required. Condition rating 2. See Photo 3 below.

Photo 3 Photo 4

General Advice

• The owner of the neighbouring property may have a number of legal rights over this shared chimney. You should check with your legal adviser before any work is done (see section I).


Example Brampton Home Surveys Auction Survey





E1 Chimney Stacks


2


Overall description


Summary of condition – Front stack

• Generally, the chimney stack to the front of the property appears to be in a satisfactory condition with the following repairs required soon.


• The flaunching requires repair. Condition rating 2.


• Isolated areas of repointing are required. Condition rating 2.

Summary of condition – Rear Stack

• Generally, the rear chimney stack appears to be in a satisfactory condition with the following repairs required soon.


• The flaunching requires repair. Condition rating 2.


• The chimney pots are open and require a cowl. Condition rating 2.

• Isolated areas of repointing are required. Condition rating 2.

General Advice

• The owner of the neighbouring property may have a number of legal rights over this shared chimney. You should check with your legal adviser before any work is done (see section I).


Documents

Brampton Home Surveys Guide to Home Surveys · that required making good in a logical order so that the Builder or Developer has a clear reference document. Page 6 ... Gives advice