Explanation of the extent and limitations of a survey
A structural survey is defined by the R.I.C.S. as “the inspection of visible, exposed and accessible parts of the fabric of a building under consideration”.
Ideally, the building should be unoccupied and completely empty of furniture and floor coverings. This is seldom the situation and we therefore undertake an inspection to a depth that is practical in the circumstances found on site to avoid damage to the building and its contents or the cost of the excessive time/ risks to health etc.
Unfortunately, we will not be able to confirm that all such covered, inaccessible or otherwise hidden parts of the building are free from fungal decay, beetle infestation or other defects.
The structural/ building survey and report will concentrate on the building construction and then less significant items (such as kitchen and bathroom fittings, internal decorations etc) using available equipment. A visual inspection of the services installations will be carried out only.
Roofs
External inspection of the roof areas will be carried out from vantage points by unaided eyesight. Internal inspection will be from accessible roof voids.. Walls and Foundations including lintels, structural timbers and building frames.
External and internal inspections will be carried out where not obscured by heavy furniture, fixed linings (and wallpaper) or rendered finishes. Flues and wall cavities will not be inspected internally. Foundations will not be exposed. Exposed timbers and building frame will be inspected for visual defects including; woodworm, fungal decay and natural defects. No structural (beam etc) design/ proof calculations will be undertaken nor samples taken for laboratory testing for possible deleterious material content, i.e. high alumina cement, asbestos etc. The survey is based on the land or property being free from contamination, pollution, susceptibility to flooding etc, which should be checked by your lawyers prior to purchase. Damp Proof Courses
The walls will be checked at low level with a simple hand held moisture meter. Floors and Staircases
Floors covered with carpet and alike will be inspected as far as possible. No floorboards will be lifted. Windows & Doors including internal joinery and fittings
A visual check of the windows, doors, internal joinery and fittings will be carried out but will not be opened. Kitchen & Sanitary Fittings
A visual check of the kitchen and sanitary fittings including taps and exposed wastes will be carried out and tested by the passage of water over a short period of time. Building Services
A visual inspection of the heating, hot and cold-water installations will be carried out. No check calculation or activation of the heating equipment will be undertaken. The gas and electrical installations will be visually checked. Lightweight foul and surface water drainage manhole covers will be lifted as practicable and a visual inspection carried out. The flow of kitchen and sanitary water through the foul drainage will be inspected. An opinion of the need for specialist tests will be given. External Works
No inspection of fences, paths, outbuildings or grounds will be carried out. Other Services
The standard structural survey can be extended by arrangement to include the following for example: Specialist electrical engineering consultants to inspect test and report on all lighting and power together with any electrical equipment. Specialist mechanical engineering consultants to inspect, test and report on all heating, hot and cold eater installations together with any drainage, fire protection, air conditioning or ventilation equipment and lift installations. Building contractor to assist in further exploratory works including; moving heavy items of furniture, lifting floor finishes and floor boards, providing access to the roof covering, drainage installations etc. Further Services
The standard structural survey may be further extended by the works of the Chartered Building Surveyor to include; Inspection of additional buildings, outbuildings, grounds of the building etc. Cost estimates for the summary schedule of repairs appended to the report. Any such costs given are only a guideline of likely costs, as works may prove to be more extensive upon removal of coverings for example. Competitive buildings’ estimates should be obtained to ensure good value. Insurance rebuilding costs for the building, outbuildings, garden walls etc. Note: Our building surveys do not include a valuation. Matters for Yourself
You should familiarise yourself with the neighbouring buildings, noise from traffic, aircraft, rail etc. and make enquires with people with past knowledge of the area so to fully appreciate any adverse on your use of the building prior to entering a contract to buy. You should also assess the condition and amount of work required to the grounds of the building including any outbuildings. Matters for yours Solicitor
Please ask your solicitor to confirm that the title is “clean and unencumbered”, ownership of boundaries, any common services passing through the site, and carry out the usual searches with the local authority. The solicitor (particularly in connection with commercial or industrial buildings) should enquire with the vendors solicitor to establish the use of deleterious materials such as high alumina cement, calcium chloride, wood wool slabs used as permanent shuttering, glass reinforced cement, asbestos, sea dredged aggregates or materials likely to result in alkali-silica reaction, use of dry board against sub structure. We do not undertake to carry out analysis of such materials but I will advise you of the need for testing by suitable testing authorities. Details of floor design loadings, fire certificates, drawings and/ or specifications of the building, lease agreements, licenses for tenants fitting out works, collateral warranties from the main contractors, main sub contractors with a design responsibility and from the architect and engineers. A copy of the Report on Title should be sent to us when completed by the solicitor for further comments relevant to the building fabric. Fees
The fee is based on gaining access to the building at the date and time agreed. Return visits will be charged at our normal minimum fee of £150.00 (or £65.00 per hour for a Chartered Building Surveyor plus reasonable expenses for travelling etc). A non-refundable minimum fee of £150.00 (or a maximum of 40% of the survey fee) will be charged upon taking any survey instructions. No additional charges will be made for debit card payments. All payments outstanding in excess of 14 days will be charged at 2.0% per month until settled in full. Lowther Battram retain the right to pursue legal action for non payment of fees and/ or assign a third party debt collection agency to deal with any issues on their behalf for which additional costs may be incurred. Please make cheques payable to Lowther Battram. The report will be for the sole benefit, private and confidential use and information of the named client and the liability of Lowther Battram will not extend to any third party. No reproduction of the whole or in part is to be undertaken without the written agreement of Lowther Battram. ……………………………………………………………………………… Please confirm your acceptance of these terms by signing a copy of this document and return it to us together with your cheque or other payment details. The terms contained in this document are agreed and accepted. ………………………………………………………………………………
External inspection of the roof areas will be carried out from vantage points by unaided eyesight. Internal inspection will be from accessible roof voids.. Walls and Foundations including lintels, structural timbers and building frames.
External and internal inspections will be carried out where not obscured by heavy furniture, fixed linings (and wallpaper) or rendered finishes. Flues and wall cavities will not be inspected internally. Foundations will not be exposed. Exposed timbers and building frame will be inspected for visual defects including; woodworm, fungal decay and natural defects. No structural (beam etc) design/ proof calculations will be undertaken nor samples taken for laboratory testing for possible deleterious material content, i.e. high alumina cement, asbestos etc. The survey is based on the land or property being free from contamination, pollution, susceptibility to flooding etc, which should be checked by your lawyers prior to purchase. Damp Proof Courses
The walls will be checked at low level with a simple hand held moisture meter. Floors and Staircases
Floors covered with carpet and alike will be inspected as far as possible. No floorboards will be lifted. Windows & Doors including internal joinery and fittings
A visual check of the windows, doors, internal joinery and fittings will be carried out but will not be opened. Kitchen & Sanitary Fittings
A visual check of the kitchen and sanitary fittings including taps and exposed wastes will be carried out and tested by the passage of water over a short period of time. Building Services
A visual inspection of the heating, hot and cold-water installations will be carried out. No check calculation or activation of the heating equipment will be undertaken. The gas and electrical installations will be visually checked. Lightweight foul and surface water drainage manhole covers will be lifted as practicable and a visual inspection carried out. The flow of kitchen and sanitary water through the foul drainage will be inspected. An opinion of the need for specialist tests will be given. External Works
No inspection of fences, paths, outbuildings or grounds will be carried out. Other Services
The standard structural survey can be extended by arrangement to include the following for example: Specialist electrical engineering consultants to inspect test and report on all lighting and power together with any electrical equipment. Specialist mechanical engineering consultants to inspect, test and report on all heating, hot and cold eater installations together with any drainage, fire protection, air conditioning or ventilation equipment and lift installations. Building contractor to assist in further exploratory works including; moving heavy items of furniture, lifting floor finishes and floor boards, providing access to the roof covering, drainage installations etc. Further Services
The standard structural survey may be further extended by the works of the Chartered Building Surveyor to include; Inspection of additional buildings, outbuildings, grounds of the building etc. Cost estimates for the summary schedule of repairs appended to the report. Any such costs given are only a guideline of likely costs, as works may prove to be more extensive upon removal of coverings for example. Competitive buildings’ estimates should be obtained to ensure good value. Insurance rebuilding costs for the building, outbuildings, garden walls etc. Note: Our building surveys do not include a valuation. Matters for Yourself
You should familiarise yourself with the neighbouring buildings, noise from traffic, aircraft, rail etc. and make enquires with people with past knowledge of the area so to fully appreciate any adverse on your use of the building prior to entering a contract to buy. You should also assess the condition and amount of work required to the grounds of the building including any outbuildings. Matters for yours Solicitor
Please ask your solicitor to confirm that the title is “clean and unencumbered”, ownership of boundaries, any common services passing through the site, and carry out the usual searches with the local authority. The solicitor (particularly in connection with commercial or industrial buildings) should enquire with the vendors solicitor to establish the use of deleterious materials such as high alumina cement, calcium chloride, wood wool slabs used as permanent shuttering, glass reinforced cement, asbestos, sea dredged aggregates or materials likely to result in alkali-silica reaction, use of dry board against sub structure. We do not undertake to carry out analysis of such materials but I will advise you of the need for testing by suitable testing authorities. Details of floor design loadings, fire certificates, drawings and/ or specifications of the building, lease agreements, licenses for tenants fitting out works, collateral warranties from the main contractors, main sub contractors with a design responsibility and from the architect and engineers. A copy of the Report on Title should be sent to us when completed by the solicitor for further comments relevant to the building fabric. Fees
The fee is based on gaining access to the building at the date and time agreed. Return visits will be charged at our normal minimum fee of £150.00 (or £65.00 per hour for a Chartered Building Surveyor plus reasonable expenses for travelling etc). A non-refundable minimum fee of £150.00 (or a maximum of 40% of the survey fee) will be charged upon taking any survey instructions. No additional charges will be made for debit card payments. All payments outstanding in excess of 14 days will be charged at 2.0% per month until settled in full. Lowther Battram retain the right to pursue legal action for non payment of fees and/ or assign a third party debt collection agency to deal with any issues on their behalf for which additional costs may be incurred. Please make cheques payable to Lowther Battram. The report will be for the sole benefit, private and confidential use and information of the named client and the liability of Lowther Battram will not extend to any third party. No reproduction of the whole or in part is to be undertaken without the written agreement of Lowther Battram. ……………………………………………………………………………… Please confirm your acceptance of these terms by signing a copy of this document and return it to us together with your cheque or other payment details. The terms contained in this document are agreed and accepted. ………………………………………………………………………………