Aim & Objectives

1. Identify various types of building survey for various scenarios.
2. Discuss various types of building survey.

At the end of the lesson, the students should be able to:�

Types of Building Survey

Benefits of building surveys include:

• Comprehensive inspections ensure structural integrity.
• Provides comprehensive information about property condition.
• Identifies potential issues before purchase.
• Assists in budgeting for repairs and improvements.
• Allows for negotiation of purchase price based on survey findings.
• Legal Protection.
• Can be useful in case of future disputes.
• Contributes to precise property valuation.

Types of survey

RICS Level 1 Condition Survey

RICS Level 2 Homebuyers Report

RICS Level 3 Building Survey

Mortgage valuation

Schedule of Condition (Landlord and Tenant)

Schedule of Dilapidations (Landlord and Tenant)

Maintenance survey

Alteration survey

Stock condition survey

Mortgage drawdown

Access audits

Elemental survey

Insurance reinstatement survey

Defect analysis survey

Health and safety survey

Measured survey

RICS – Royal Institution of Chartered Surveyors

Types of Survey Explained

RICS Building Survey (Level 3)

Most comprehensive or detailed type of survey.

Suitable for:

• Older properties (over 50 years)
• Unusual or period properties: pre WWI or later 20^th century.
• Properties requiring renovation
• The most comprehensive type of property survey. Also known as a "structural survey" or "RICS Level 3 Home Survey"

Includes:

• Detailed examination of property's condition
• Assessment of structural integrity
• Identification of major and minor defects
• Advice on repair options and costs

Technical aspects:

• In-depth inspection of roof space, including lifting insulation
• Examination of floors, including lifting carpets where possible
• Assessment of damp-proofing, drainage, and insulation
• Evaluation of timber decay and structural movement

Types of Survey Explained

RICS Level 1 Condition Survey

Basic, surface-level inspection

Suitable for:

• Modern properties (less than 5 years old)
• Defined by RICS as an ‘MOT’ for a new or small building
• Conventional houses and flats in good condition

Includes:

• Visual inspection of property's condition
• Summary of obvious surface-level issues
• 'Traffic light’/colour coded grading system for defects

Technical aspects:

• No advice on repairs or maintenance provided
• No property valuation included
• Limited to easily accessible areas

Types of Survey Explained

RICS Level 2 Homebuyers Report (Survey & Valuation)

Mid-range survey options:

• Option 1 is a survey only.
• Option 2 includes a market valuation for the property

Suitable for:

• Conventional properties in reasonable condition
• Properties less than 100 years old

Includes:

• RICS Level 1 contents with additional repairs/maintenance advice & a condition summary of ratings
• Option 2 includes current property value plus reinstatement costs to bring the property to an acceptable standard

Types of Survey Explained

Mortgage Valuation

• Basic property assessment for lenders
• Not a detailed survey
• Carried out by the lender during mortgage application to ensure the property has sufficient value within it should the purchaser defaults on his loan

Includes:

• Estimation of property's market value

Technical aspects:

• Typically involves a brief visual inspection
• Does not include detailed examination of building fabric

Types of Survey Explained

Schedule of Condition (Landlord and Tenant)

• Creates a precise record of the building's condition at a specific time.
• It is typically used before the start of or during a lease term

Components:

• Concise overview of the building (location, construction, use class, layout, size)
• Brief summary of overall condition
• Condition ratings (e.g., very poor to very good)
• Detailed description of building components with condition ratings
• Photographic evidence of elements described

Technical aspects:

• Should be produced as close to lease/works commencement as possible
• Requires approval and signatures from all relevant parties
• Sufficient detail for future reference and comparison

Types of Survey Explained

Schedule of Dilapidations (Landlord and Tenant)

Documents tenant's obligations for property repairs.

Types:

1. Interim Schedule: Issued during the lease term, e.g. if a landlord is concerned that proper maintenance is not being carried out.
2. Terminal Schedule: Issued in last 18 months to 3 years of lease. It lists items of disrepair that need to be fixed before the end of the tenancy.
3. Final Schedule: Issued after lease expiry. Includes claim for damages (repair costs, lost rent, fees).

Any resultant damage is charged against the tenant’s deposit if there are breach of the rental contract.

Types of Survey Explained

Maintenance Survey

Assesses building condition and identifies maintenance/repair issues

Areas examined:

• Structural integrity (walls, floors, ceilings, foundations, roofs)
• Electrical systems (wiring, outlets, switches, lighting fixtures)
• Plumbing and drainage
• HVAC systems
• Building envelope (windows, doors, insulation)

Technical aspects:

• Conducted by qualified professionals (e.g., chartered surveyors)
• May involve specialised equipment for inspections
• Produces recommendations for repair and upgrade work
• Can be used to develop a Planned Preventative Maintenance (PPM) schedule

Types of Survey Explained

Alteration Survey

Assesses proposed or completed alterations to drawings.

Typically required:

• When leaseholder seeks consent for alterations
• For retrospective assessment of unauthorised alterations

Components:

• Review of architectural drawings and engineering designs
• Assessment of proposed/completed works
• Evaluation of compliance with lease terms and building regulations
• Recommendations for inclusion in the licence to alter

Technical aspects:

• Is recorded within a client’s health and safety file; a legal requirement under the Construction (Design and Management) Regulations 2015
• May involve periodic inspections during alteration works
• Can include assessment of impact on neighbouring properties

Self-assessment Task

For each scenario, decide the most appropriate type of survey.

1. A landlord is preparing to claim for repairs at the end of a lease term.
2. A property management company needs to assess the condition of their entire housing portfolio to plan future maintenance.
3. A homeowner wants to assess the impact of proposed renovations on their leasehold property.
4. A homebuyer wants a comprehensive inspection of an old Victorian house before purchase.
5. A bank needs to confirm the value of a property before approving a mortgage.
6. A tenant is about to begin a new commercial lease and wants to document the property's current state.
7. A first-time buyer is looking for a basic overview of a modern flat's condition.
8. A facilities manager needs to plan for upcoming repairs and maintenance of an office building.

Group-assessment Task

Each group to be allocated three survey types.

Each group to investigate:

• The purpose of the survey;
• Health and safety considerations;
• A brief outline of the process (layout and contents of each type of survey).

Types of Survey Explained

Stock Condition Survey

• Assess the overall condition of a property portfolio.
• Undertaken by organisations to ensure they meet the government’s Decent Home standard.

Components:

• Visual inspection of building elements
• Assessment of remaining life expectancy
• Identification of necessary repairs and maintenance
• An indication of energy rating for the property

Technical aspects:

• Use of standardised condition rating systems
• Often involves sampling techniques for large portfolios
• Can inform long-term maintenance planning and budgeting

Types of Survey Explained

Mortgage Drawdown

• Verify completion of construction stages for staged mortgage payments.
• Needed to finance the design and build of a property with a mortgage.

Key elements:

• Inspection of completed works against agreed specifications
• Confirmation of compliance with building regulations
• Assessment of work quality and progress

Technical aspects:

• May involve multiple site visits during construction
• Requires understanding of construction processes and standards
• Often includes photographic evidence of completed stages

Types of Survey Explained

Access Audit

Evaluate accessibility for disabled persons

Areas examined:

• Approach and car parking
• Entrances and receptions
• Horizontal and vertical circulation
• Toilets and facilities
• Signage and wayfinding

Technical aspects:

• Based on Equality Act 2010 requirements
• Uses specific measurement criteria for ramps, doorways, etc.
• Provides recommendations for improvements

Types of Survey Explained

Elemental Survey

Detailed examination of specific building elements

Focus areas may include:

• Roof structures
• External walls and cladding
• Windows and doors
• Building services

Technical aspects:

• In-depth analysis of materials and construction methods
• May involve specialised testing or sampling
• Often used for planning major repairs or replacements

Types of Survey Explained

Insurance Reinstatement Survey

• Determine the cost to rebuild a property for insurance purposes
• Also known as a Reinstatement Cost Assessment (RCA)
• Used to determine the appropriate level of insurance for a property
• It follows insurable damage to a property, e.g. fire or smoke damage

Components:

• Detailed measurement of the property
• Assessment of construction materials and methods
• Calculation of demolition, debris removal, and rebuilding costs

Technical aspects:

• Considers current building regulations and standards
• Includes professional fees and VAT in calculations

Types of Survey Explained

Defect Analysis Survey

Investigate specific building defects

Process:

• Detailed inspection of defective areas
• Analysis of potential causes
• Recommendations for remedial action

Technical aspects:

• May involve non-destructive or invasive testing
• Requires understanding of building pathology
• Often includes thermal imaging or moisture mapping

Types of Survey Explained

Health and Safety Survey

• Identify potential health and safety risks in buildings

Areas covered:

• Fire safety
• Asbestos presence
• Electrical systems
• Slip, trip, and fall hazards

Technical aspects:

• Based on current health and safety regulations
• May involve specialised testing (e.g., asbestos sampling)
• Produces risk assessments and action plans

Types of Survey Explained

Measured Survey

Create accurate drawings of existing buildings

Methods:

• Manual measurements
• Laser scanning
• Photogrammetry

Technical aspects:

• Produces detailed floor plans, elevations, and sections
• May include 3D modelling for complex structures
• Requires understanding of building measurement conventions and CAD software

Self-assessment Task

For each scenario, decide the most appropriate type of survey.

1. An architect requires accurate floor plans of an existing building for a renovation project.
2. A local council wants to ensure their public buildings meet accessibility standards.
3. A property owner needs to update their insurance policy with an accurate rebuilding cost.
4. A developer needs to verify construction progress for staged mortgage payments.
5. A disabled person wants a quick assessment of a relatively new house before making an offer.
6. A building owner wants to investigate the cause of persistent damp issues.
7. A company is moving into new offices and needs to ensure the building meets current health and safety standards.
8. A housing association needs to assess the condition of all windows across their properties.

Group-assessment Task

Each group to be allocated three survey types.

Each group to investigate:

• The purpose of the survey;
• Health and safety considerations;
• A brief outline of the process (layout and contents of each type of survey).

Bibliography

CBS (2020) Schedule of condition vs condition survey – what is the difference? Available at: https://commercialbuildingsurveyors.co.uk/schedule-of-condition-vs-condition-survey/ (Accessed: 12 January 2025)

Cosey Homes Ltd (2025) RICS level 1 survey – condition report. Available at: https://www.coseyhomes.co.uk/choose-your-survey/rics-condition-report/ (Accessed: 12 January 2025)

Crest Chartered Surveyors (2025) Insurance reinstatement cost assessment. Available at: https://crestsurveyors.co.uk/insurance-reinstatement-cost-assessment/ (Accessed: 12 January 2025)

Habito (2023) What are the different types of house survey in the UK?. Available at: https://www.habito.com/hub/article/what-are-the-different-types-of-house-survey-in-the-uk (Accessed: 12 January 2025)

Higgs LLP (2024) What is a schedule of dilapidations? Available at: https://www.higgsllp.co.uk/articles/what-is-a-schedule-of-dilapidations (Accessed: 12 January 2025)

Pearson (2017) BTEC national construction student book. London: Pearson.

Perry Hill (2024) What is the difference between an interim schedule of dilapidations, terminal schedule of dilapidations and final schedule of dilapidations? Available at: https://www.perryhill.co.uk/news/difference-schedule-of-dilapidations/#:~:text=If%20a%20tenant%20mistreats%20a,a%20fair%2C%20appropriate%20way%20forward. (Accessed: 12 January 2025)

Prince Surveyor (2023) Full building surveys – maintenance. Available at: https://princesurveyors.co.uk/services/building-survey/level-3-full-building-survey/maintenance/ (Accessed: 12 January 2025)

Quatrefoils Limited (2025) Planned preventative maintenance (PPM) surveys. Available at: https://quatrefoils.co.uk/planned-preventative-maintenance-survey/ (Accessed: 12 January 2025)

RICS (2022) Reinstatement cost assessments for insurance purposes (RCAs). Available at: https://www.ricsfirms.com/commercial/legal-financial/property-insurance/reinstatement-cost-assessments-for-insurance-purposes-rcas/ (Accessed: 12 January 2025)

RM Risk Management Limited (2025) Access surveys. Available at: https://rmriskmanagement.co.uk/health-safety/access-surveys/ (Accessed: 12 January 2025)

SDL Surveying (2023) Home survey level 2 and level 3 comparison guide. Available at: https://sdlsurveying.co.uk/news/home-survey-level-2-and-level-3-comparison-guide/ (Accessed: 12 January 2025)

The Mortgage Broker (2025) Mortgage surveys – what you need to know-why do I need a survey? Available at: https://themortgagebroker.co.uk/mortgage-surveys/ (Accessed: 12 January 2025)

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