A Guide to our Services

Building Structural Surveys

Our most comprehensive report is a Building (full structural) Survey. This is a ‘level three’ Survey in accordance with the RICS Home Survey Standard (1st edition). This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property and is more suited to older complex properties such as many of the listed and vernacular properties we live amongst in the Yorkshire Dales. This is our most in depth report and provides a detailed rundown of the main sections of the property, an understanding how they have evolved and any concerns on the significant maintenance issues going forward. The report can include a market valuation and re-instatement cost assessment if required.

Principal Element Surveys

This is an abridged version of the Building Survey that is specific to the main structural elements of the property. Although this report is as in -depth as the Building Survey in terms of structural items such as the roof, walls, floors, damp, infestations etc it does not include the internal cosmetic items, services, plumbing and electrical installations. This report is particular suited to an older property which is need of a full refurbishment or modernisation.

RICS Home Survey

The RICS Home Survey (previously known as Home Buyer Report) is the
standardised industry recognised pre-purchase survey. The Home Survey Report is a ‘level two’ survey in accordance with the Home Survey Standard (1st edition) RICS professional statement and can be provided with or without a market valuation. This report is limited in terms of inspection and content and is more suited to modern properties however it can be customised to ensure a suitability for older properties. This intermediate level of service includes a more extensive visual inspection of the building, its services and grounds, but still without tests. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars).

The report objectively describes the condition of the different elements and provides an assessment of the relative importance of the defects/problems. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigations should be made.

Pre Purchase Appraisal

This is our own ‘level two’ limited pre-purchase inspection. The inspection
and survey is limited in its content hence the cost of the survey can be
reduced to suit a budget.

Full Diagnostics Report

Our Structural Report or specific element report which is sometime completed as a result of queries raised in bank valuations or Home Buyer Reports. The report is suited to particular issues such as structural movement, damp etc and can be prepared at speed so as not to hold up the conveyance process.

Party Wall Act etc 1996

Acting as Building Owners Surveyor, Adjoining Owners Surveyor and Agreed Surveyor on many  residential and commercial projects and developments over the years we have built up a great deal of experience in all Party Wall matters and are able to provide initial advice and recommendations right through to putting together and agreeing complex Party Wall Awards.

Should you have a Party Wall issue or query, require assistance putting together initial notices or require advice and assistance with Party Wall Awards please phone for further advice.

Landlord and Tenant Advice

We are able to provide initial advice with regard to start up tenancies. Either commercial building surveys or fully annotated photographic Schedule of Conditions which should be appended to the lease to limit potential future dilapidations at lease termination. Commercial Building Surveys follow a set format and are provided to establish the main items of ongoing maintenance which are likely to arise during the term of the lease.

Interim and Terminal Schedule of Dilapidations.
Acting in accordance with the pre – action protocol and the latest RICS dilapidation guidance notes we are able to provide professional advice during the term and at lease termination and in the past have agreed  successful exit strategies for tenants in addition to negotiating several successful and reasonable dilapidation settlements for Landlords. Please contact us direct for further advice prior to any lease commencement or termination.