Surveying Services

The following is a general guide to alternative types of survey, the main difference being the level of investigation.

At Sphion we will happily discuss the alternatives with you and tailor the degree of survey to your own individual requirements.

For example, are you solely concerned with a large crack, or an area of damp ?  In these instances we will be happy to discuss a partial survey tailored to your individual requirements.

All surveys are “non-intrusive” unless otherwise agreed and all will advise where more detailed investigations may be required.

Condition Report (Level one)

The property's condition, including any risks, potential legal issues and urgent defects. Standard properties and relatively new homes in good condition. £400-£950.

This is a low cost entry-level survey that sits between a Lenders Financial Valuation and the Mid Level survey.

Basically this is a no frills survey to purely assess the visual condition of the property. The report will be concise and presented in an easy to understand format and will highlight areas of concern to provide a brief overview to assist you to understand the construction of the property. The report will not provide a valuation of the property or an indication of the cost of any areas highlighted as being in need of attention. The report is typically used as part of Party Wall Agreements.

Homebuyer Report/ Home Condition Survey (Level two)

Includes all the features of a Condition Report, plus defects that might affect the property, and advice on repairs and maintenance.   It can also include a market valuation and how much it would cost to rebuild the property. Standard properties in reasonable condition. £450-£1,000.

This survey sits between the Home Condition Report and a Building Survey. It is suitable for properties built within the last 100 years that from first impressions are in reasonable condition. It is not suitable for properties that obviously require attention or if you plan renovation or significant alterations.

The report will provide more detail than the Home Condition Report and will be presented in an easy to understand format explaining in more detail areas of concern to assist you to understand the construction of the property.

A random selection of electrical power sockets will be tested, but otherwise Electrical, Heating and Plumbing systems will be discussed but not tested. As far as possible, drains will be checked for standing water.

The report will provide an indication of the cost of any areas highlighted as being in need of attention.

Generally the “HomeBuyer Report” is ideal for conventional average size residential properties that appear to be in reasonable condition and are post 1960′s, but for properties which are either over circa 50 years old, above average size (e.g. over circa 120 m2 / 1,300 ft2), have been extended or converted or are in need of refurbishment then the “Building Report” is more appropriate.

 

Building Survey (Level three)

An in-depth look at the property's condition, with advice on defects, repairs and how to maintain the property. For larger or older (50+ years) properties, unusual homes, renovation projects and properties in poor condition. £600-£1,500.

 

The Building Survey is a far more thorough and detailed report on the property’s condition. It will provide greater advice on defects and recommended repair options with budget costs, but will not provide a property valuation.

This type of survey is recommended for older properties, properties that show obvious signs of distress or where significant renovation or alterations are planned, or have taken place. The report will provide structural guidance as appropriate.

Electrical power sockets will be tested as will flow rate at taps and wastes, but otherwise Electrical, Heating and Plumbing systems will be discussed but not tested. Where appropriate, specialist testing of M & E Services and equipment can be arranged on your behalf. As far as possible the drains will be inspected for flow rates.

Damp Survey

As the name suggests, this survey is appropriate where the presence of damp is obvious. The survey will comment on wider problems but only to advise on an appropriate course of action.

 

Defect Analysis

This survey is designed to address specific concerns like Dampness, Cracking, Woodworm, Condensation, Mould Growth or Timber Decay. The survey will comment on wider problems but only to advise on an appropriate course of action.

 

Dilapidation Survey

This survey is designed to initially record the condition of a property prior to a Letting or Lease. The survey is then repeated at the end of the period to assess works that may be required to return the property to it's original condition.

The end survey is usually priced.

The end survey can be undertaken by an alternative firm to the first condition survey,  (subject to any agreements made at the time of the first survey)

RICS Valuation Report

If you have a Lender providing a mortgage, they will almost certainly commission this type of report.

The report is purely designed to warrant to the Lender that there is sufficient value in the property in it’s current condition to provide security to the Lender for the loan. These services are carried out by one of our subcontractors.

Only building faults that effect the loan security will be reported on and a satisfactory Valuation Report to the Lender, should not be relied upon by the property owner as verification that there are no defects in the property.

Fire Risk Assessments

Type 1


A generic check of current fire safety precautions, arrangements, policies and procedures. There is a limited review on structural fire stopping measures, and is non-invasive to the fabric of the building. Comments on the general condition of fire doors and obvious compartment breeches will be included, however it is not expected to include the lifting of ceiling tiles or opening of riser/void hatches.

Type 2


A more thorough assessment, including visual inspection of accessible voids, hatches and risers. A detailed (sometimes separate) report is issued of fire door and structural conditions, with suggested remedial actions. Evidence of staff training, policies and procedures will be need to be shown to the assessor. 

Type 3


A comprehensive assessment that is invasive to the fabric of the building. This will involve the making of exploratory holes into parts of the buildings structure, all areas to investigate will be agreed in advance.
 

Fire Policies and Procedures

In conjunction with the occupiers we can write comprehensive policies and procedures to suit the occupiers needs and ensure compliance.