Frequently Asked Questions
Get expert answers to the most commonly asked questions about our building surveys, valuations, and inspection processes.
Choosing the Right Survey & Valuation
A property survey is an in-depth inspection that assesses the condition of a building, identifying potential issues such as structural defects, dampness, or safety concerns. It’s essential for buyers, sellers, owners, and investors to ensure the property is in good condition, helping you make informed decisions and avoid costly surprises.
The type of survey required depends on the property and your needs:
- Building Surveys are typically recommended for older properties (pre-1900’s), or those undergoing significant renovation or extension.
- M&E Surveys are ideal for assessing mechanical and electrical systems in commercial or residential properties.
- Valuation Surveys are useful for determining the market value of a property.
- Defect Surveys help identify structural or operational issues in a property.
- Snagging List Surveys are designed for newly built properties to identify construction defects.
- Post-Build Surveys assess the condition of a property after major construction or renovation work.
We can help guide you in choosing the most appropriate survey based on your specific needs.
- Non-intrusive surveys do not involve causing damage and are typically used for pre-purchase inspections where the property owner doesn’t want any alterations.
- Intrusive surveys may involve some damage (e.g., removing panels or walls) and are used when investigating specific issues, often during renovation or when structural problems are suspected.
A Building Survey is a detailed inspection of all accessible areas of a property. It covers the condition of the structure, roof, plumbing, electrical systems, and other key aspects. This type of survey is recommended for older properties or those undergoing major work, as it provides a thorough understanding of any defects or issues.
An M&E Survey assesses the mechanical and electrical systems in a property. This includes heating, ventilation, air conditioning (HVAC), plumbing, electrical installations, and lighting. Our survey will provide an evaluation of their current condition, identify any issues, and recommend necessary repairs or upgrades.
A Valuation Survey determines the market value of a property. It is often required for buying, selling, refinancing, or insurance purposes. The survey will consider the property’s condition, location, and comparable sales data to provide an accurate valuation.
A Defect Survey is more focused than a Building Survey and is designed to identify specific issues in the property, such as structural faults, dampness, or damage. It’s often carried out if a problem is suspected or when purchasing a property that has visible issues.
A Snagging List Survey is conducted on newly built or renovated properties to identify any construction defects or unfinished work. This includes things like poorly finished paintwork, gaps in doors or windows, or improperly installed fixtures. The report helps ensure the property meets the required standards before moving in.
A Post-Build Survey assesses a property after major construction or renovation work has been completed. It ensures that all work has been done to a satisfactory standard and identifies any potential issues that need addressing before the final handover or sale.
Generally, a market valuation is not included in a Building Survey unless specifically requested. A Building Survey focuses on the condition of the property, whereas a market valuation assesses the property’s value for purchasing, selling, or financial purposes. If needed, we can provide a market valuation for an additional fee.
Typically, a Building Survey is not suitable for a flat due to restricted access to the entire building. A Level 2 Survey is usually recommended for flats, as it addresses the condition of the flat itself and highlights any potential maintenance responsibilities that may affect the building as a whole.
Once you instruct us to carry out a survey, we will arrange a visit to the property at a mutually convenient time. The surveyor will conduct an in-depth inspection, which could take several hours or more depending on the property’s size and complexity. After the inspection, we’ll discuss our findings with you, followed by a detailed written report within the agreed timescale.
Yes, we can carry out surveys on properties with non-traditional construction methods, such as timber, metal, or concrete frames. Depending on the type of construction, we may have a specialist surveyor conduct the survey, or we can discuss the available options with you.
M&E stands for Mechanical and Electrical, which refers to the essential systems within a building, including heating, ventilation, air conditioning (HVAC), plumbing, and electrical systems.
Yes, our M&E Surveys assess the safety and condition of all mechanical and electrical installations in a building. We’ll identify any safety concerns, outdated systems, or potential risks, and provide recommendations for improvements or upgrades.
As part of our M&E Survey, we review the service history and condition of mechanical and electrical systems. We can advise you on when the installations will require servicing or maintenance to ensure they remain in good working order and meet safety standards.
A typical M&E Report includes a detailed evaluation of the mechanical and electrical systems within a property. It highlights any issues, such as poor maintenance or outdated equipment, and provides recommendations for repairs, upgrades, or regular servicing schedules.
While a Building Survey can identify potential structural issues, a Structural Engineer may be needed for more in-depth analysis if significant structural defects are identified. If required, we can recommend a qualified structural engineer to assess any concerns in more detail.
Get expert answers to the most commonly asked questions about our building surveys, valuations, and inspection processes.
Choosing the Right Survey & Valuation
Each property is individual and the time taken to investigate the property and address the concerns of the client are different. Generally, for a pre-1900’s property or one which has been or it is planned to be extensively renovated or extended, a Building Survey would generally be recommended. For a more modern property which is of conventional construction and in reasonable condition, a RICS Level 2 Survey would usually be more appropriate.
If you are buying a new home, it may be more appropriate to consider a Snagging Report which will identify deficiencies in the quality of the building construction.
We can discuss the options with you to ensure you receive the most appropriate and cost effective survey to meet your needs.
Usually a market valuation is not included in a Building Survey as the report is tailored to an individual client’s requirements and a market valuation may not always be relevant. A market valuation can be added to the report but this involves additional work and there would be an additional fee.
No, a Building Survey is not suitable for a flat as in most cases not all parts of the building are readily accessible during the survey inspection.
A RICS Level 2 Survey would usually be recommended for a flat. This would cover the flat itself but will also bring to your notice the maintenance responsibilities which might affect the building as a whole, for which you may have a potential liability.
The term ‘Structural Survey’ has been superseded and surveys of this type are now normally referred to as a Building Survey. This will include a detailed examination of all accessible parts of the property and can be tailor-made to suit your individual needs and concerns.
A probate valuation is the market value of a property which forms part of a deceased’s estate, at the time of death. Normally this would be done by an independent Chartered Surveyor to RICS standards.
In order to sell a shared ownership lease or purchase an increased proportion of the property, you will need to obtain a market valuation which will involve a brief inspection of the property.
The report must be prepared by a Chartered Surveyor, who is also a Registered Valuer and will be in an approved format.
The Right to Buy Scheme allows council tenants to buy their council home at a discount. If you are trying to buy your property it is likely that a district valuer from HM Revenue and Customs (HMRC) will visit your home and decide how much it’s worth. This will be the basis of your offer to buy. In this situation, you do not need to a Chartered Surveyor to value the property. However, you may engage a Chartered Surveyor to assess the condition of a property and instead should commission independent survey advice.
Survey Process & Industry Standards
Once we have been instructed to undertake a survey, we will arrange to send the client formal terms of engagement. We will then arrange for a surveyor to visit the property to perform their inspection.
The time required for a comprehensive inspection may range from a few hours to a full day or more depending on the size and complexity of the property.
Once the surveyor has inspected the property they will telephone the client to discuss their findings and any issues which are of concern, prior to completing their report.
The formal written report will then be prepared within our standard timescales and emailed and/or posted to the client.
Our surveyors are very happy to discuss the report with the client once it has been received and considered.
When you buy a house and need a mortgage, a lender will commission a mortgage valuation. The valuation advises the lender of the value of a property and of any characteristics, including significant defects, which might affect its value as security for the proposed loan.
A mortgage valuation involves a brief inspection of the property (usually less than 20 minutes in length) and should not be confused with a survey. The report is for the lender only and is very much a pro-forma in style and is usually only two to three pages in length.
You should not rely on a mortgage valuation to assess the condition of a property and instead should commission independent survey advice.
The Royal Institution of Chartered Surveyors (RICS) is the leading profession for property professionals. It regulates its members to ensure the highest standards; protects clients and consumers via a strict code of ethics; and provides impartial advice and guidance.
The body currently accredits 118,000 professionals and any individual or firm registered with the RICS is subject to quality assurance and is required to keep up to date with current practice through a programme of lifelong learning.
Cotswold Surveyors is regulated by the RICS and our Chartered Surveyors are also Registered Valuers.
When an individual is coming from a country outside of the EC to live in the UK, they have to confirm that they are moving into accommodation which is of a suitable standard, safe from serious health and safety hazards and which will not be made overcrowded by their arrival.
The Entry Clearance Officers at the UK Border Agency (UKBA) often ask for proof that the property being moved into is suitable. The British High Commission/UKBA requests that a suitably qualified person undertakes this work. Cotswold Surveyors are able to prepare such reports.
Structural Engineers specialise in the structure of buildings (foundations, walls and roofs). They provide services whereby they will inspect specific problems with existing buildings for example those showing signs of subsidence or heave in the foundations, movement or cracking of the walls or sagging of the ceiling or the roofline. They can also help with structural design and calculations for changes.
Sometimes a Building or Level 2 Survey will identify structural defects in a property and the report will recommend a further investigation by a Structural Engineer.
A Structural Engineer is likely to be a member of the IStructE (Institution of Structural Engineers) or a member of the ICE (Institution of Civil Engineers).
roperty & Construction Considerations
Houses built with non-traditional construction usually uses systems of building focused on speed and economy of construction. Buildings of this type were particularly common in the 1950’s and were often used by local authorities to mass build. Many of these houses were designated as ‘defective’ under Part XV1 Housing Act 1985.
There are many types of non-traditional properties including metal frame, concrete frame, timber frame and concrete.
Depending on the type of construction, we are often able to undertake surveys on properties of this type and some of our surveyors have specialisms. However, if we feel that we do not have the relevant experience to perform a survey we would discuss this with a client and look at the options available.
Mechanical & Electrical (M&E) Surveys
Houses built with non-traditional construction usually uses systems of building focused on speed and economy of construction. Buildings of this type were particularly common in the 1950’s and were often used by local authorities to mass build. Many of these houses were designated as ‘defective’ under Part XV1 Housing Act 1985.
There are many types of non-traditional properties including metal frame, concrete frame, timber frame and concrete.
Depending on the type of construction, we are often able to undertake surveys on properties of this type and some of our surveyors have specialisms. However, if we feel that we do not have the relevant experience to perform a survey we would discuss this with a client and look at the options available.