Brondby Twin and Flerlinge Association (BTFF)

BLUK116-Cooke July 31, 2007 11:17

Pack 6

Building surveying

Scenario 6.1Task 1 6.2Task 2 6.3Task 3 6.4Task 4 6.5Task 5 6.6Task 6 6.7

BLUK116-Cooke July 31, 2007 11:17

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Building

surveying

6.1 Scenario

The client would like to buy a three bedroom semi-detached house. They havevisited the property with an estate agent and have placed a holding depositwith the vendor’s solicitor as an intention of good faith. In England, unlikeScotland, ‘good faith’ actually means very little. If the vendor has another offerfor the property at either the same price or a higher price, there is nothing toprevent them selling to someone else.

The next stage would usually be for the client to secure a mortgage (a loanof money) to buy the property: this may be from a bank or building societyor mortgage company. In each case the lender will require evidence from aprofessional person as to the true estimated value of the property. The valueof any object or service is based on what someone is prepared to offer andnot what the person selling wants. The mortgage lender will require a writtenstatement of what the property would fetch if it was sold at auction, not inan estate agent’s window. The reason for the difference is that if the borrower(the client) defaults on the repayments, the lender will require all the moneyto be repaid including expenses. They will not want to wait for someone elseto buy the property, so they will sell it at auction to the highest bidder. Whilstthe property may be advertised in an estate agent’s window at, say, 250,000 itmay only fetch 230,000 at auction, so that is how much they will lend. Thereare variations though. If, as has happened over the past few years, propertyprices have significantly increased, the lender may consider advancing the full250,000, gambling that the property will increase in value quickly to cover the

difference.You will find Building in the 21st Century, Chapter 3, useful with the following

tasks.

6.2 Task 1

Explain which survey would be suitable for the lender to decide how much toadvance.

6.3 Task 2

Unfortunately many house buyers think that the survey for task 1 will reporton what defects and possible faults might be in the house.

Explain why the house buyer is mistaken. What surveys would be requiredand who would be employed to carry out such a survey?

Building surveying can often be a bit like being Sherlock Holmes. What ison show may be covering a major problem. A professional surveyor requiresan indemnity in case something goes wrong or something is missed out. Intoday’s society, suing tends to be commonplace; therefore it is essential thatthe surveyor clearly states what they can actually see. If there are signs of

2 Pack 6 Building surveying

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gFigure 6.1 Broken down water pipe and cracked masonry.

a possible problem, or from experience there are commonly problems, it isthe duty of the surveyor to report such suspicions by recording that ‘furtherinspection’ is advised. The intention is to bring to the client’s attention thatthere may be a possible problem, but without actually seeing the problem itcan only be an educated guess. However, the surveyor should not guess: factsare required. If a surveyor has omitted to report their suspicions, they couldend up in court on a claim for negligence.

Pack 6 Building surveying 3

BLUK116-Cooke July 31, 2007 11:17

Pack6

Building

surveying

6.4 Task 3

Using the suggested checklist carry out a conditions survey on where you live.

Address

Date

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Surveyor

conditions

Snow Dry

/

cold

Wet

/

cold

Dry

/

hot

Wet

/

hot

Circle as appropriate

Condition survey checklist

Front elevation

Roof -- condition of roof coverings / protrusions / chimneys / flashings /

fillets / abutments

Guttering / fascia / soffit

Upper walling

Upper storey windows

Lower storey walling

Lower storey windows and doors

Down water pipes

Left or right flank wall as applicable

Roof / protrusions / chimneys

Guttering / fascia / soffit / verge

Upper walling / gable




Down water pipes

Rear elevation



Upper walling




Down water pipes

Rooms

Ceiling / coving / cornice / rose

Wall surfaces

Window opening/s

Job No: 10/

Weather


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Door opening/s

Door action / binding / twisting

Door lock / latch / security

Light switches

Pendant light flex / fitting / recessed or wall lights -- function

Radiator -- condition of valve / lockshield / leakage

Radiator -- condition of

Storage heater -- condition of flex and approx. age of front plate

Condition of skirting board

Position of skirting board in relation to the finished floor

Condition of floor covering

Condition of suspended floor decking

Condition of floor joists -- are there any springy areas or areas that

creak?

Stairs

Condition of ballustrading / handrail

Services

Approximate age of wiring

Consumer unit / fuse box / RCD / MCB / earthing

Gas meter / stop valve

Water meter / stop cock / drain cock

The checklist is not exhaustive and should be used as a guide only. Professional surveying companies will probably have their own printed checklist or have electronic notebooks with software allowing the surveyor to add comment in the field.

To help you know what to look for, read Chapter 3, sections 3.3, 3.6 and 3.7in Building in the 21st Century.

Many people do not want to buy property and prefer to rent it. The owner ofthe property may be the landlord as well. Flats and maisonettes, for example,often have both a landlord and an owner. The landlord owns by title deed theland; another person or persons may own the structures. Renting property isoften carried out by an agent working on behalf of the owners. The agent willhandle the contractual side and receive a fee. The owner has legal obligationstoward the tenant (person/s renting the property). Unless the building is newit would be unfair to expect everything to be in perfect condition. For example,the bath may have a slight water stain or the enamel may be marked or chipped.The kitchen worktops may have marks or cuts in the surface. It is similar torenting a room in a hotel: you will not be buying the property, just renting itfor a period of time.

Renting a flat is slightly more involved. The owner, either directly or via theagent, will require a complete statement on the condition of the property, rightdown to the marks on the wallcovering.


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Building

surveying

6.5 Task 4

Explain why such a detailed report would be needed and who would carryout such an inspection.

Address

Date

/ /2...

Surveyor

conditions

Snow Dry

/

cold

Wet

/

cold

Dry

/

hot

Wet /

hot

Circle as appropriate

Dilapidation survey checklist

Front elevation

Roof -- condition of roof coverings / protrusions / chimneys / flashings / fillets

/ abutments


Upper walling




Down water pipes

Left or right flank wall as applicable


Guttering / fascia / soffit / verge

Upper walling / gable




Down water pipes

Rear elevation



Upper walling




Down water pipes

Rooms

Ceiling / coving / cornice / rose

Wall surfaces

Window opening/s

Job No: 10/

Weather


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Door opening/s

Door action / binding / twisting

Door lock / latch / security

Light switches

Pendant light flex / fitting / recessed or wall lights -- function

Radiator -- condition of valve / lockshield / leakage

Radiator -- condition of

Storage heater -- condition of flex and approx. age of front plate

Condition of skirting board

Position of skirting board in relation to the finished floor

Condition of floor covering

Condition of suspended floor decking

Condition of floor joists -- are there any springy areas or areas that creak?

Stairs

Condition of ballustrading / handrail

Services

Approximate age of electrical wiring, switches and sockets

Consumer unit / fuse box / RCD / MCB / earthing

General condition of the gas intake (if applicable) -- is it earthed bonded?

General condition of the water rising main. Which material has been used:

lead, copper, galvanised steel barrel, or polythene?

Condition of and function of sanitary items: bath, basin, bidet, shower, WC

Condition of kitchen sink and utility sinks (if applicable)

6.6 Task 5

Using the checklist supplied, produce a simple dilapidation survey on whereyou live.

6.7 Task 6

Property is a possession and as such needs to be maintained. Companies suchas pension and real estate companies often invest very large sums of money innew office blocks to beat inflation and produce an income from rent withoutreducing the capital investment. However, the investments are generally verylong term. Over the period of ownership fashion changes, and materials andequipment need replacing. The costs can range from thousands to millionsof pounds, from changing motors or pumps to re-roofing or changing all thewindows. To enable a budget to be put aside for such work a specialist surveywill be required.

Identify what type of specialist survey would be used. Include a list of suit-able headings. Look at Chapter 3, section 3.5 in Building in the 21st Century.


Documents

Brondby Twin and Flerlinge Association (BTFF)