Homebuyers Report

MarcMCFC1986 · 12 Jan 2021

Hello

Sorry, I'm not sure if this is the right part of the forum to put this in - but seemed to be the most relevant.

I am moving house, and at the stage where I should be arranging a Homebuyers Survey. However, I have had a chat with friends/colleagues and have had mixed feedback about them.

I know in the grand scheme of things, £400-500 isn't a big deal to have it done - and we have budgeted for it - but I don't want to get it done unless it is worth it.

The reason I am questioning it is, I have been told that surveyors aren't actually qualified to deem electrics/plumbing/structure as 'safe' and so, unless the house is a new build, or the house has been completely rewired in the last week or so, they will always give these areas of the survey either yellow or red - and suggest you get a specialist to have a look at it. If this is the case, wouldn't it be more sensible to pay a call-out fee of (roughly) £60 to each of an electrician, a plumber, and a builder, and ask them to actually have a look and comment on the condition of their specific area - which will cost me roughly £180, not £500.

Also, when I applied for a mortgage, the bank sent somebody to do a valuation - and surely, if the house was falling apart, it would have been highlighted at that stage, and so I'd know about it by now? I might be being naive here, as I don't really know how it all works, I'm just working on logic.

When we viewed the house everything looked good to me, and we met the vendors - and it was an older man who was talking me through all the work he's had done, and I just know that he will have looked after the place/won't have papered over cracks etc. We've also had some paperwork through from the solicitors already and includes copies of the guarantees for the work he's had done, so I feel confident about the place.

Finally, I am wondering whether - if I were to have a survey done - there is any come-back on the surveyor? For example, the suveyor says the house is structurally sound, but then 2 weeks after I move in it turns out the house is subsiding, can I go back to them and say "I bought this house based on your survey saying it is all ok, and it isn't - you need to pay for the repairs/I'll sue you" etc.

Any help/advice would be appreciated. Like I say, I'm happy to have it done, and it isn't about trying to cut costs - I just want to know that it is actually worth paying for.

Thanks

^woody^ · 12 Jan 2021

A valuation is carried out by a valuation surveyor and whilst they might be RICS or whatever, they know little about buildings other than how much they might be worth. So for instance, they will raise alarm bells if they see a crack - which may have been there for 50 years and is going no-where, but wont say jack about a missing roof beam or roof tiles that need replacing at a cost of £10k next year. Don't trust them for a survey of condition, they don't care about any costs to you, only the value to the lender - the two are different .

A Homebuyer type survey is a good way to get an overall impression of the property, but it wont look into things too deeply. It will spot most of the things that matter, but it will not go into detail about every component or every repair or liability/cost you may incur over the next few years. It probably wont tell you that the plaster is detached due to the central heating for instance - you find that out once you are in and want to decorate.

A full "Building Survey of Condition" will look at things in greater detail, costs for any repairs and also the other things to do with living there such as access issues, use of the land, planning permissions, suitability to extend and suchlike. These surveys are more useful to get reductions in the asking price, as they detail any cost liabilities

Unless the surveyor is particularly good, then he can not comment on things outside his expertise - these are RICS member rules. So if they do see a crack or excess damp, they must refer this to another 'expert'. But some surveyors who may be expert enough to comment on many things. You need to find out from the surveyor, but they wont tend to be able to look at electrics or pluming or drains, but consider if these actually need looking at anyway? Surveys will include disclaimers to tell you to investigate other things just to cover the surveyor.

You can instruct your own limited survey to comment on whatever you like, or just get a Structural engineer to do a Structural Survey.

To claim against any surveyor you would need to prove he was negligent, not just that he expressed a wrong opinion.

Any guarantees etc from the previous owner are generally worthless for a new owner

Be wary of asbestos in older properties, not so much as a hazard, but for the costs of removal if need be.

Lower · 12 Jan 2021

MarcMCFC1986 said:
Hello

Sorry, I'm not sure if this is the right part of the forum to put this in - but seemed to be the most relevant.

I am moving house, and at the stage where I should be arranging a Homebuyers Survey. However, I have had a chat with friends/colleagues and have had mixed feedback about them.

I know in the grand scheme of things, £400-500 isn't a big deal to have it done - and we have budgeted for it - but I don't want to get it done unless it is worth it.

The reason I am questioning it is, I have been told that surveyors aren't actually qualified to deem electrics/plumbing/structure as 'safe' and so, unless the house is a new build, or the house has been completely rewired in the last week or so, they will always give these areas of the survey either yellow or red - and suggest you get a specialist to have a look at it. If this is the case, wouldn't it be more sensible to pay a call-out fee of (roughly) £60 to each of an electrician, a plumber, and a builder, and ask them to actually have a look and comment on the condition of their specific area - which will cost me roughly £180, not £500.

Also, when I applied for a mortgage, the bank sent somebody to do a valuation - and surely, if the house was falling apart, it would have been highlighted at that stage, and so I'd know about it by now? I might be being naive here, as I don't really know how it all works, I'm just working on logic.

When we viewed the house everything looked good to me, and we met the vendors - and it was an older man who was talking me through all the work he's had done, and I just know that he will have looked after the place/won't have papered over cracks etc. We've also had some paperwork through from the solicitors already and includes copies of the guarantees for the work he's had done, so I feel confident about the place.

Finally, I am wondering whether - if I were to have a survey done - there is any come-back on the surveyor? For example, the suveyor says the house is structurally sound, but then 2 weeks after I move in it turns out the house is subsiding, can I go back to them and say "I bought this house based on your survey saying it is all ok, and it isn't - you need to pay for the repairs/I'll sue you" etc.

Any help/advice would be appreciated. Like I say, I'm happy to have it done, and it isn't about trying to cut costs - I just want to know that it is actually worth paying for.

Thanks

Are you confident to spot potential faults with the house? If yes, then don't worry about the survey.

If no, then its worth having. As has been previously stated, it'll point out defects and potential defects which will enable you to buy the house with a much stronger likelihood of knowing what you're getting into.

Yes, some areas will be highlighted because the surveyor won't have the necessary expertise to give you all the info, but it will tell you about most major and minor faults.

If its an older property, expect some damp, electrics needing upgrading to testing etc, but it'll help identify things that you and the previous owner might not be aware of that you can then use as a negotiation point.

johnny2007 · 12 Jan 2021

I am asked by friends and family to look at properties when they want to buy.
I am not a surveyor, but, like many here, I have been in construction all my life and seen many things.
I can see if electric or plumbing has been done by a competent person or otherwise, however, an electrician can test the system thoroughly and find out if there's any hidden fault.
Leaks, damp, bridged or buried dpc, messed up roof, cracks, bowing ceilings, dodgy pipework, etc. are all things a good builder can easily identify.
A full survey will be more or less the same, with a written report, pictures, suggestions on repairs and their costs and more crucially a disclaimer along the lines of "At the time of the survey..." and "as far as possibly accessible" similarly to an MOT.
These surveys cost anything between £1500 and £4000 depending on the property and area.
There's very little come back on them if things go wrong, unless they spectacularly miss something obvious.
So, if you know a good tradesman, ask them to have a good look first.
Then if something is not right, you could employ a specialist for the particular area of concern.
I find this works better and it's usually cheaper.

MarcMCFC1986 · 12 Jan 2021

Thank you for your replies.

I'm not involved in construction, or the trades, at all - but I feel I would be confident to identify major faults, i.e. Subsidence (this is the one that everyone tells me is the big one). Again, it may sound naive, but having met the vendor I feel confident buying from him, and seeing the paperwork the solicitors have shared with me so far I am very confident that the house will have been well looked after and major issues will have been dealt with - though I understand this doesn't help with any issues that haven't happened yet, but could happen imminently. Their reasons for selling are genuine too (his wife has arthritis in her knees, and so they need a bungalow) - it's not like he's selling up before it all falls down haha!

I think I will have a survey done, just to be on the safe side, but exactly which one to get, I haven't decided yet. I have budgeted about £500 for one, which is roughly what I've been quoted so far, but I know there is a cheaper one which can be done for about £200. My biggest concern is subsidence, and assuming this would have been flagged up during the banks valuation, and I'd have spotted the signs of it when viewing, I think I may be okay with a more basic survey.

Johnny2007 - My best mate is a builder, and as you've mentioned, I might just ask him to have a look at the property for me. He's always said he'd do any work that comes up at mates rates, so even if something comes up 6 months after living there, it shouldn't cost me a fortune to get sorted - just subsidence which scares me haha.

johnny2007 · 12 Jan 2021

MarcMCFC1986 said:
My best mate is a builder, and as you've mentioned, I might just ask him to have a look at the property for me. He's always said he'd do any work that comes up at mates rates, so even if something comes up 6 months after living there, it shouldn't cost me a fortune to get sorted - just subsidence which scares me haha.

Well, in that case, pay him a good drink and ask him to look at the property.
A £500 survey sounds too cheap, it's probably one of them the banks do to check if their loan is covered by the 4 walls.

sxturbo · 12 Jan 2021

johnny2007 said:
Well, in that case, pay him a good drink and ask him to look at the property.
A £500 survey sounds too cheap, it's probably one of them the banks do to check if their loan is covered by the 4 walls.

homebuyers reports/ survey's typically cost that sort of money, in the report they take photos and comment on the general condition of the property, for example they will pick up on badly fitted doors, and any pointing work that may be required, they will go into the loft and have a quick look round for any glaringly obvious faults, and they will look at the roof from ground level and comment on condition of roof and chimney etc, they'll check the walls for signs of damp also. They will comment on any extension work and give the buyer scope to ask further questions if need be. these are insured and regulated by RICS so generally tend not to be idiots.

the full structural survey and report is the one that costs the moolah,

blup · 12 Jan 2021

Structural surveys have their limitations, surveyors don't get up on the roof and will exclude things that they can't access which might be crucial.

Mine identified the need to beef up the roof but failed to spot the air bricks were above dpc level and didn't extend beyond the outer skin of bricks.

On balance though it was worth the expenditure to have a comprehensive report in writing identifying what to follow up.

Blup

MarcMCFC1986 · 12 Jan 2021

johnny2007 said:
Well, in that case, pay him a good drink and ask him to look at the property.
A £500 survey sounds too cheap, it's probably one of them the banks do to check if their loan is covered by the 4 walls.

sxturbo said:
homebuyers reports/ survey's typically cost that sort of money, in the report they take photos and comment on the general condition of the property, for example they will pick up on badly fitted doors, and any pointing work that may be required, they will go into the loft and have a quick look round for any glaringly obvious faults, and they will look at the roof from ground level and comment on condition of roof and chimney etc, they'll check the walls for signs of damp also. They will comment on any extension work and give the buyer scope to ask further questions if need be. these are insured and regulated by RICS so generally tend not to be idiots.

the full structural survey and report is the one that costs the moolah,

Thanks - yes from the quotes I've got so far it's looking like roughly £200 for a valuation inspection (similar to the banks), £500 for a homebuyers, and £1,500+ for full structural. I've been told the expensive one is only really for listed buildings, or especially old homes (pre 1900's). This is a 1930's Semi-Detatched, with a conservatory, so I don't think I really need the most expensive.

The Estate Agent has literally just been on the phone asking what I'm doing though, so I need to make a decision quick!

^woody^ · 12 Jan 2021

blup said:
Structural surveys have their limitations, surveyors

Surveyors don't do structural surveys.

Structural engineers who do structural surveys, don't go looking for damp or air bricks.

A big problem with any survey is the client's expectations on what a survey will entail and report on.

blup · 12 Jan 2021

^woody^ said:
Surveyors don't do structural surveys.

Structural engineers who do structural surveys, don't go looking for damp or air bricks.

A big problem with any survey is the client's expectations on what a survey will entail and report on.

The RICS currently call it a:
"Building Survey
A structural survey of the property including, a description of visible defects and potential problems caused by hidden flaws."

They used to call it a structural survey.

Either way, it is the best initial detailed survey for the purchaser who wants more than a valuation for mortgage purposes.

Blup

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Homebuyers Report

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