A Building Survey is intended to give a balanced appraisal of the structural condition of property, the Surveyor using his skill and professional judgement in interpreting findings made during the inspection of the property. Because of cost limitations it is not normal practice to have building tradesmen in attendance and make in-depth investigations, but the property will be inspected in as great a depth as is reasonably practicable in the circumstances found on site at the time.

In particular, our inspection and report will include the following:

1. The Site – The general physical nature of the site and topsoil will be noted together with any evident factors likely to adversely affect the property.
2. Accommodation – A brief description of the extent and nature of the accommodation internally and externally.
3. Roofs – Roof coverings will be examined from ground level (or whatever else may be practicable). Single storey flat roofs will also be examined but not two storey flat roofs. Any roof surfaces that cannot be seen will be noted. All accessible roof voids will be inspected and the construction and condition of the framework noted. Others will be commented on so far as is possible.
4. Chimneys and Flashings – Will be inspected so far as is possible from ground level and from within roof voids.
5. Gutters and Downpipes – Will be examined from any available access points to allow their type, alignment and apparent condition to be judged. Any areas (such as parapet gutters) that cannot be inspected will be noted. It may not be possible to state categorically whether or not these are totally watertight.
6. External Walls – Will be inspected both externally and internally so far as practicably possible, to establish the construction, materials used and condition. Any wall cavities and flues can only be inspected from any existing accessible openings. Reference will be made to any signs of settlement, subsidence or ground heave and where possible an assessment as to structural significance given. Where further investigation is considered necessary, an appropriate recommendation will be made. Foundations will not be exposed but again a recommendation regarding this will be given where considered appropriate. The presence or otherwise of a damp proof course and its effectiveness will be established whenever possible. In the case of period timber framed buildings, the condition of the framework overall will be assessed as far as possible from an inspection of any exposed timbers visible either externally or internally. This will not normally be possible with modern timber framed buildings.
7. External Joinery – Eaves and gable woodwork, windows and external doors will be inspected from all available access points and type and condition noted.
8. Floors – Will be inspected as far as possible but without attempting to raise fixed floor coverings or to move heavy furniture. Where possible, some floorboards will be lifted to enable the construction to be identified and the condition of the floor timbers checked. Fixed boards will not be lifted, where this could damage the surface (e.g. where the flooring is of tongued and grooved boards). Where sub-floor timbers cannot be examined a recommendation will be given for further investigations where considered appropriate.
9. Internals Walls – The construction of these will be noted together with (where possible an indication of the finish to all internal wall surfaces. Neither wall hangings nor heavy furniture will be moved, however and unless the wall plasterwork is exposed, it may not be possible to give an accurate indication of its condition.
10. Ceilings – The nature and condition of these will be reported on so far as this can be determined from a visual inspection of accessible surfaces.
11. Internal Joinery – The type and condition of internal doors and associated joinery work plus any staircases will be noted briefly.
12. Fireplaces and Chimney Breasts – These will be checked and reported on with respect to dampness, ventilation (where fireplaces are sealed) and the condition and likely efficiency of any fireplaces or appliances. The condition of the interior of flues cannot normally be ascertained nor can the presence of flue liners. Unless fires are lit, no firm advice can be given as to the performance of chimney flues.
13. Cellars/Caves – These will be inspected wherever there is reasonably easy access. Comments on the conditions found will be made in so far as these have any bearing on the main structure of the building and on the assumption that the cellars will only be used (if at all) for non-perishable materials.
14. Decorative Condition – The general condition of external and internal decorations will be noted.
15. Drainage and Sanitary Fittings – Accessible manholes not requiring special tools for raising covers will be opened, their condition noted and the flow of water through the underground drains checked. The means of foul and rainwater disposal will, where possible, be identified. Drains tests will not normally be carried out but a test will be recommended where defects in the underground drains are suspected. Above ground, soil and waste pipes will be inspected wherever possible but panelling will not normally be removed nor floorboards lifted unless this can be easily done without causing damage and where there is reason to suspect defects. The age and condition of sanitary fittings, taps, wastes etc., will also be reported on.
16. Services – The existence and nature of main services to the property will be established wherever possible. Plumbing pipework, tanks and other fittings will be examined wherever possible normally without lifting floorboards or opening up panelling unless this can easily be done without causing damage and there is reason to suspect defects. Hot water installations, boilers and heating appliances (e.g. radiators) will be checked visually and their physical operation checked wherever possible. Tests and calculations are not normally carried out but where there is reason to suspect defects or inadequacies in the installation, an appropriate recommendation will be made.
    Electric wiring and fittings will be checked visually where accessible and advice given on the apparent age, condition and adequacy of the installation. Tests will not normally be carried out but will be recommended where there it is suspected that the wiring is either defective or of an age where replacement is likely to be needed.. The type of gas distribution pipework will be noted where possible.
17. Outside – The gardens and grounds will be inspected to ascertain whether or not the apparent boundaries are clearly marked and the general condition of any boundary fences, walls or hedges will be noted. A brief note will be made of the construction of garages and other outbuildings and any major defects noted. A general comment only will be given regarding swimming pools and other similar installations.

Where a property is not all of recent construction, in our opinion it cannot be expected to conform in most respects to present day standards. For example, windows and external doors will be more likely to be draughty, floorboards may have been cut and damaged during the renewal or installation of services, with older timber framed buildings floors may be sloping or uneven, external walls may lean or bulge and natural lighting will often be poor. Where these or other conditions in the same general category arise, they are not considered by us to be defects and will not, therefore, necessarily be commented on, unless in our opinion they represent or indicate the existence of structural or other problems requiring attention. Thus for example, uneven plaster to walls or ceilings would not be referred to critically unless it is felt to be unsound to the point that repairs or renewals are necessary.

Recommendations will be given where considered appropriate, regarding essential repairs or renewals required immediately or within a few years. In some instances, recommendations will also be given regarding non-essential items that could beneficially be dealt with whilst other works are carried out, or that would provide a worthwhile improvement to the structural integrity of the building(s). Generally however, recommendations to renew items such as windows will not be made where, although this might represent an improvement, it is not essentially required.

It is not our normal practice to comment on the situation and surroundings of property to be surveyed. Our report is not intended to be an Asbestos report nor an environmental audit of the site relating to any form of contamination. If however we suspect or are aware of a problem in this connection, appropriate advice will be given. Similarly we do not make enquiries of the Local Authorities regarding the existence of planning permissions, building consents, legal status of roads and sewerage systems, etc.

Our report will contain the following paragraph but without prejudice to all or any of the foregoing:

• GENERAL – This report is given in accordance with our terms and conditions as set out in our letter reference BS1 to you dated ......... Whilst we believe that the foregoing report gives an accurate indication of the condition of the property, in order to keep costs of a Building Survey within normally accepted limits it is impossible under most circumstances to have building tradesmen in attendance. Accordingly we have not tested any of the services although recommendations have been given regarding such tests where these are thought to be appropriate. Furthermore we have not inspected and therefore our report has to exclude all parts of the property, which could not be properly inspected without:
  1. The use of long ladders or other special equipment.
  2. Opening up the structure (except where feasible raising short lengths of floorboard).
  3. Lifting fitted floor coverings.
  4. Moving heavy furniture or household goods and chattels.