RICS Home Surveys

Whether you’re a first time buyer, upsizing or downsizing, buying a home can be an exciting yet stressful time. The lengthy process can feel like you’re on an emotional rollercoaster and for some, the stress doesn’t stop on moving day! If you don’t arrange an RICS Home Survey, the likes of rising damp, suspicious cracks and leaky roofs can turn a dream home into a costly nightmare if they go unnoticed before completion.

That’s because of ‘caveat emptor’ in contract law. Latin for ‘let buyers beware’, it basically means a house is sold as seen and makes it the buyer’s sole responsibility to check the quality and suitability of the property before they exchange contracts and the sale completes. After which, it’s too late to raise issues with the seller and unfortunately, the buyer has to foot the bill for remedial works to be carried out – however costly they may be!

Why do I need an RICS Home Survey?

Buying a home is one of the biggest financial investments you’re likely to make during your lifetime. So, it’s important to protect yourself by instructing a qualified Chartered Building Surveyor to carry out a RICS Home Survey of the property before entering into the contract. This is especially important if the property is over 10 years old as it won’t be covered by insurance backed policies such as an NHBC Warranty.

“A RICS Home Survey will highlight potential problems and getting one done can help you avoid the average £5,750 repair bill that homebuyers face once they have moved into their new home.”  Royal Institution of Chartered Surveyors (2017)

Why choose us to carry out RICS Home Surveys?

Here at PPC Surveyors, we’re experienced Building Surveyors, registered members of the Royal Institution of Chartered Surveyors (RICS) and carry out thorough Level 2 RICS HomeBuyer Reports and Level 3 RICS Building Surveys for homeowners across the West Midlands.

Unlike general surveyors or valuers that can be arranged via your estate agent or mortgage company, we’re specialists in our field. We provide an independent, one-to-one bespoke service and pride ourselves on helping to take the stress out of buying a home through the expert advice and support we offer.

Not sure which RICS Home Survey you need from us? Find out more below or simply call us to get a quote.

Level 2 RICS HomeBuyer Report

If the property you’re looking to buy is a conventional house, flat or bungalow, built from regular building materials and is in a reasonable condition, a Level 2 RICS HomeBuyer Report should be sufficient.

Level 3 RICS Building Survey

If the property you’re looking to buy is large, historic, extended, run-down or particularly unusual in nature, it’s advisable to get a more detailed survey known as a Level 3 RICS Building Survey (formerly known as a Structural Survey).

Level 2 RICS HomeBuyer Report

If the property you’re looking to buy is a conventional house, flat or bungalow, built from regular building materials and is in a reasonable condition, a Level 2 RICS HomeBuyer Report should be sufficient.

 A RICS HomeBuyer Report should not be confused with a valuation that, if you need to take out a mortgage, the lender must carry out before issuing your formal mortgage offer to check the property is worth the money they’re proposing to lend you.

Unlike the valuation, a RICS HomeBuyer Report is completely optional but is recommended if the property is over 10 years old as it will no longer be covered by an NHBC Warranty or other insurance backed policy.

What’s included in a PPC Surveyors Level 2 RICS HomeBuyer Report?

Here at PPC Surveyors, we follow the Royal Institution of Chartered Surveyors (RICS) framework when carrying out a Level 2 HomeBuyer Report. This includes*:

• a list of issues that we consider may affect your chosen property
• professional advice on any necessary repairs and ongoing maintenance
• highlighting of problems that need to be investigated more thoroughly
• any legal issues that need to be addressed before completing your purchase
• plus 
any other information we can provide on the location, local environment and energy efficiency of the property (if it’s readily available).

* Please note: Our RICS HomeBuyer Report does not include a property valuation.

We’ll send one of our Chartered Building Surveyors to the property in question to carry out the survey, who will then provide you with a written ‘traffic light’ style survey using the official RICS HomeBuyer Report template within 4 working days.

They will also prepare an extensive photo schedule of up to 60 digital photographs to support their findings. Of course, if you need any help understanding any aspects of your report or need advice on how to proceed further, we’ll always be more than happy to help!

What happens after we complete your Level 2 RICS HomeBuyer Report?

For the average house, flat or bungalow, a Level 2 RICS HomeBuyer Report won’t flag any major areas for concern and you’ll likely proceed with the purchase as planned.

However, in some cases, the report may highlight problems such as damp or subsidence that require a more thorough investigation by a Chartered Building Surveyor. It’s obviously up to you whether you choose to act on the findings of the survey but it is generally advised that you do to help minimise any potential risks. This is when a Level 3 RICS Building Survey, formerly a Structural Survey, would be recommended at an additional upgrade fee.

If the property is large, historic, extended, run-down or particularly unusual in nature, you may be best to opt for a Level 3 RICS Building Survey from the off as we’ll automatically include everything a Level 2 RICS HomeBuyer Report covers but in a lot more detail and it saves you having to pay for a Chartered Building Surveyor to visit the property on two separate occasions.

Level 3 RICS Building Survey (formerly a Structural Survey)

If the property you’re looking to buy is large, historic, extended, run-down or particularly unusual in nature, it’s advisable to get a more detailed survey referred to as a Level 3 RICS Building Survey or Structural Survey as it was previously known.

A RICS Building Survey is more expensive than a Level 2 RICS HomeBuyer Report however it provides a lot more thorough assessment of the property and can give you greater peace of mind if your purchase is considered to be a higher risk.

What’s included in a PPC Surveyors Level 3 RICS Building Survey?

Here at PPC Surveyors, we follow the Royal Institution of Chartered Surveyors (RICS) framework when carrying out a Level 3 Building Survey (Structural Survey). This includes*:

• everything a Level 2 HomeBuyer Report includes plus
• a more thorough inspection and detailed report on a wider range of issues
• a description of visible issues and potential problems they might cause
• various repair options and what could happen should you choose not to action them
• advice for your legal advisers, serious risks or dangerous conditions
• estimates of costs for making the repairs (if requested in advance).

* Please note: Our RICS Building Survey does not include a property valuation.

We’ll send one of our Chartered Building Surveyors to the property in question to carry out the survey, who will then provide you with a written ‘traffic light’ style report using the official RICS Building Survey template within 7 working days.

They will also prepare an extensive photo schedule of up to 90 digital photographs to support their findings. Of course, if you need any help understanding any aspects of your survey or need advice on how to proceed further, we’ll always be more than happy to help!

What happens after we complete your Level 3 RICS Building Survey?

Depending on the outcome of the Level 3 RICS Building Survey and severity of any issues we may identify, you might be able to agree a reduction on your offer price with the vendor after obtaining estimates for corrective building work to be carried out. This could mean that the cost of obtaining the Building Survey is recouped during the process – and more.

In extreme cases, you may even reconsider the sale altogether if you discover the property you’ve offered on is too risky or requires too much work to put right.

Alternatively, you may decide that any issues that have been highlighted aren’t enough to stand in the way of your dream home and that’s completely OK too – the main thing is that you’re going into the sale informed and with your eyes wide open!

Refurbishments

PPC Surveyors can ensure that your refurbishment project is specified in accordance with your instructions and project managed within your time constraints and budget.

Project Management

From property modernisation to disabled adaptations, large scale kitchen, bathroom and boiler replacement programmes; PPC Surveyors can specify and contract manage your project.

Listed Buildings

PPC Surveyors have sensitively altered and refurbished listed buildings working in partnership with the Conservation Officer to maintain the original features and at the same time create a working environment for the future.

Concrete Repairs

With an increasing number of concrete structures now deteriorating with age, PPC Surveyors can inspect, recommend a system of repair, specify and contract manage on your behalf.

Roof Inspections

We have now being working with our drone pilot contractor for a number of years and have built up a very good relationship whereby understands the issues that Surveyors look for and with his continual investment in new technology and latest camera definition resolution we are able to offer our clients some very high roof images which clearly enable us to prepare detailed appraisals whether it be specifications, dilapidations etc. in addition smaller jobs we utilised our pole camera which once again uses high definition camera equipment and we are able to view roof defects very easily from keeping our feet from the ground.

Below are our few images from our drawn inspections and pole cameras. As you will see some of this defects will never have been seen with of cherry picker. As the site are very confined within built up town centres.

Residential Blocks

PPC Surveyors have significant experience in undertaking major works projects for our numerous property management and investor clients.
With PPC Surveyors’ expertise, rest assured that we deliver major works projects on time, within budget and ensure that contractors achieve your desired quality of workmanship.

External Works

An example of our work. A new flat roof covering to the blocks of flats and garages, including the provision of new thermal insulation to the roof deck in compliance with Building Regulations. A manufacturer’s and contractor’s warranty provided for the client’s peace of mind.

Internal Communal Works

Whether it’s internal redecorations or fire safety measures such as new fire doors, detection systems and emergency lighting, we can fully specify and manage the works on your behalf.

Planned Preventative Maintenance Programme

Our professionalism. Using our technical expertise of the condition of the building, service life of components and clear understanding of the repairing obligations contained within the lease, we prepare planned maintenance programmes to inform all stakeholders of the predicted maintenance costs; this also permits accurate setting of future service charges, sinking funds, and maintenance.

Party Wall Matters

Our specialist chartered surveyors can assist either the Building Owner or Adjoining Owner smoothly through the party wall process and protect your interest. Failure to consider party all matters at an early stage in the construction project can lead to expensive delays and could risk damage to neighbouring property, with associated costs.

We will prepare a party wall award to formalise the agreement between the two parties.

It is now often found that on the sale of property solicitors are often requesting party wall awards as part of their conveyancing  searches hence we recommend that this be retained in the same place and provided to your solicitors at the sale equally should you be purchased in the property this should be available to you.

Serving Notices

Let us serve the correct notices in a timely manner to clearly identify the works covered by the Part Wall etc. Act 1996.

Schedule of Condition

PPC Surveyors will prepare a detailed schedule of condition and party wall award to protect your interest.

Inspections

PPC will undertake an interim and final inspection to determine any damage as a result of the works, assisting you all the way through the process.

Commercial Surveys

We’re specialists in commercial surveying services; we can assist with due diligence surveys, planning and building regulations applications, fit-out works and dilapidations. Protect your property investment with our extensive expertise.

Due Diligence Surveys

A thorough and comprehensive survey of the premises prior to acquisition will provide the investor with knowledge of the existing condition prior to completing the transaction.

Office Fit-Out

A smart office fit-out project managed by PPC Surveyors, including obtaining licence to alter and all statutory consents.

Schedules of Condition

Imperative for the occupation of space. Ensure tenants deliver the premises in the same condition at the end of the lease thereby limiting expenses.

Expert Witness

Our Surveyors are experienced and trained having followed the RICS accreditation in the expert witness certificate to undertake expert witness services which are fully compliant with the civil procedural rules.

We have undertaken expert witness instructions as single experts and joint experts and examples are as listed below:

• Boundary disputes
• Building defects disputes
• Building defects and contractual disputes
• Quality of workmanship disputes

Contract Administration

From our initial brief from the client on their project particulars, undertaken a measured survey and inspection, preparing a detailed schedule of works and drawings followed by a competitive tendering exercise we are able to assist our clients with signing up the contractor and employer to a formal building contract and overseeing the works, undertaken periodic site inspections, valuing the works, undertaken snagging works and handling the client the key.

Building Pathology and Defects Analysis

Very often it is a single defect which is causing a client concern and again we are at hand to assist. We apply rigorous techniques and technical expertise to this single defect inspection reports to ensure we can pinpoint the nature of the defects and the client can then undertake the corrective remedial works.

Dilapidations

Whether you’re the landlord or tenant of a commercial property, signing a new tenancy agreement can be both an exciting yet stressful time. Inevitably, the process involves a degree of risk for all parties, however, there are procedures and property legislation in place within England and Wales to help manage the process of ‘dilapidations’ more effectively. As long as the correct processes are followed on both sides, such risk can be significantly reduced.

Perhaps the best way to do this is to appoint an experienced chartered building surveyor who deals with dilapidations or ‘dilaps’ as they are more commonly known in the industry.  At PPC Surveyors, we’ve got experience acting on behalf of both tenants and landlords on dilapidations cases and pride ourselves on continually upholding the Dilapidations Protocol.

What are dilapidations?

“Dilapidations” refers to breaches of lease covenants that relate to the condition of a property during the term of the tenancy or when the lease ends.” Source: RICS

Dilaps, are essentially the ‘exit costs’ for a tenant at the end of a commercial lease; from rectifying general wear and tear by decorating and replacing floor coverings through to reinstating more extensive alterations made to the property such as the removal of partitioning, suspended ceilings or bespoke fixtures & fittings. Depending on the terms of the lease, they’re designed to aid the landlord in receiving their property back in the same physical condition as it was at the start so they can quickly re-let or repurpose the space.

A schedule of dilapidations is typically served in the final 18 months of a tenancy however they can be served at any time during the lifetime of the lease and even up to twelve years after it expires. Some leases do impose time limits on the serving of such schedules which is why it’s so important to fully understand the details of any agreement and its implications.

How we can help

The range of dilapidations services our team of chartered surveyors can offer include:

• Preparing a photographic Schedule of Condition, documenting the existing interior and exterior condition of the property prior to the lease commencing.
• Providing a formal review of the terms of the lease and any dilaps implications, conditions or timescales it outlines for the landlords or tenants to adhere to.
• Producing a Schedule of Dilapidations; a formal listing of work required to bring the property back into the same state as detailed in the Schedule of Condition.
• Drafting and issuing the Quantified Demand to the tenant on behalf of the landlord (within approximately 56 days after the end of the lease term).
• Responding to a Schedule of Dilapidations and/or Quantified Demand on behalf of the tenant (within 56 days of receipt), including any disputed claims in the form of a letter/email and Scott Schedule.
• Agreeing an acceptable timeframe for the tenant to complete any required remedial works and overseeing that these are carried out to an acceptable standard. We can also specify dilaps work including inviting tenders and contract managing any works.
• Negotiating and finalising the compensation figure payable to the landlord in cases where a tenant is unwilling or unable to complete the necessary dilapidations work.
• Acting as Expert Witness for any dilapidations cases that have fallen into dispute.

Whether you’re a landlord or tenant, we advise all our clients to take a proactive approach to dilapidations in order to avoid any unnecessary costs and reach settlement without the need for a legal dispute.

If you have a potential dilaps requirement, please get in touch to see how PPC can help.

Planning & Building Control

We are able to submit planning applications and building applications on your behalf and all the technical works which goes before this.

Architectural Designs

We undertake measured surveys and are able to prepare drawings for extensions, adaptations and change of use and below are sample of our drawings.