Surveys

Which Survey?

Edifice provides six basic forms of survey service for residential and commercial clients throughout Hampshire, Surrey and Sussex.

For residential customers we provide the following:

If you are unsure of which survey to choose, please feel free to call us with any questions or read ‘Choosing between surveys when buying a property’ [link here] or the ‘Home Surveys Information Sheet’ [link here] produced by the RICS.

The RICS Level 2 Homebuyer’s Report:

The Level 2 Homebuyer Report aims to help you:

• Make a reasoned and informed decision on whether to go ahead with buying the property;
• Make an informed decision on what is a reasonable price to pay for the property;
• Take account of any repairs or replacements the property needs; and
• Consider what further advice you should take before committing to purchase the property.

The Level 2 Homebuyer Report is designed for particular types of home. These are houses, bungalows and flats that are:

• Of a traditional type and construction; and
• Apparently in reasonable condition.

The RICS Level 3 Building Survey:

Formally known as a Structural survey. The Level 3 Building Survey is the most detailed of the residential surveys we provide and is based on a thorough inspection and more detailed report. The aims to:

• Help you make a reasoned and informed decision when purchasing the property, or when planning for repairs, maintenance or upgrading the property;
• Provide detailed advice on condition;
• Describe the identifiable risk of potential or hidden defects;
• Where practicable and agreed, provide an estimate of costs for identified repairs; and
• Make recommendations as to any further actions or advice which need to be obtained before committing to purchase

The Level 3 Building Survey is a customised service suitable for all residential properties and gives full details of their construction and condition. However, you are most likely to need this type of survey if, for example, the property is unusually built or run-down, if the property has been significantly altered or extended, or if you are planning a major conversion, renovation or alteration yourselves.

Snagging Survey:

A snagging survey is an inspection conducted on newly built properties to identify defects, unfinished work, or substandard craftsmanship before the buyer moves in.

A snagging survey aims to ensure that any issues with a new build home are identified and rectified by the builder before the buyer takes possession. This process is crucial for safeguarding the buyer’s investment and ensuring that the property meets expected standards of quality and workmanship.

During a snagging survey, we will check for a variety of issues, including but not limited to:

• Cosmetic defects: Poor paintwork, scratches, or damaged finishes.
• Structural problems: Cracks in walls, uneven floors, or faulty installations.
• Functional issues: Problems with plumbing, electrical systems, or heating.
• Missing fixtures: Items that should be installed but are absent, such as light fittings or door handles. 

The ideal time to conduct a snagging survey is just before the final completion of the property, allowing any identified issues to be addressed promptly. However, it can also be performed at any time during the first two years of living in a new build home. This timing is critical as it helps ensure that all defects are resolved before the warranty period begins, preventing future costs associated with repairs that should have been covered by the builder.

For new-build purchasers, the benefit of a Snagging Survey are:

• Peace of Mind: Buyers can move into their new home knowing it meets the expected standards.
• Cost Savings: Identifying and addressing issues early can save significant repair costs later on.
• Accountability: A snagging list provides a formal record of issues that the builder is responsible for fixing, ensuring that all concerns are addressed before full payment is made.

In summary, a snagging survey is an essential step in the home-buying process for new-builds, helping to ensure that the property is in the best possible condition before the buyer moves in.

Reinstatement Cost Estimate for Insurance Purposes:

A reinstatement cost estimate is the calculated amount it would cost to completely rebuild your property from scratch if it were destroyed — including materials, labour, demolition, debris removal, and professional fees. It is used by insurers to set the correct buildings insurance sum insured and ensures you are neither under‑insured nor over‑insured.

A Reinstatement Cost Estimate (RCE) Includes:

• Full rebuild cost of the property as it stands today, using a re-build cost calculator, and based on extensive cost data maintained by the Building Cost Information Service (BCIS) of the RICS.
• Materials and labour at current market rates
• Demolition and site clearance
• Professional fees (architects, surveyors, structural engineers)
• Compliance costs (building regulations, modern standards)
• External structures (garages, walls, outbuildings)

This is not the same as market value, and may often lower or higher depending on construction type and location. Reinstatement costs vary widely depending on property size, construction type, location, listed status, quality of finishes, and establishing the correct reinstatement cost matters for the following reasons:

• Under‑insurance → Your insurer may reduce any payout proportionally.
• Over‑insurance → You pay higher premiums unnecessarily.
• Mortgage requirement → Lenders typically require accurate reinstatement figures.

For commercial concerns, organisations and business either buying or leasing new premises we provide the following Reports:

Commercial Condition Survey:

A condition survey, also known as a “Schedule of Condition” is usually undertaken either prior purchase, prior to the start of a new lease, or before commencing major building works on a property.

Any potential purchaser, or tenant of a commercial property, should have a Schedule of Condition produced before exchange of contracts or before the new lease is signed.

With a purchase, it’s simple, you need to know what you are buying, what defects, if any, exist and what long term repair and maintenance issues there may be.

Ideally, if you are to be a tenant, you want the Schedule of Condition appended to the lease, as it then forms part of your contract with the landlord, who is then agreeing that the schedule accurately reflected the condition of the property at the time it was handed over. This helps protect you at the end of the lease, when the landlord will issue a Dilapidations Claim that usually expects you to put the building back into the state of repair that it was in prior to the lease being issued.

This is where a good quality Schedule of Condition pays for itself because, if the surveyor has been sufficiently thorough, it should help to limit the landlord’s claim, assuming of course, that you have properly maintained the building for the duration of the lease to ensure that no further deterioration has taken place.

Our Condition Surveys include a large number of photographs that record not only the general condition of the property concerned, but also any existing faults and

defects. These existing defects should then normally be excluded from future dilapidation claims, as they pre-existed the new lease.

In addition to the photographs, our schedules also contain sufficiently detailed commentary to describe the condition of each area of the property, specifically noting any defects and reducing any ambiguity in the report.

The Schedule of Dilapidations / Dilapidation Surveys:

At the end of a commercial property lease, a landlord will usually serve a Schedule of Dilapidations on the outgoing tenant which tells the tenant what repairs are required prior to termination. This is known as The Dilapidations Claim.

This claim will usually have been compiled by a Building Surveyor acting on behalf of the landlord, who will have made note of any defects to the building fabric and any external areas, such as car parks and gardens, that may be included within the lease.

In some cases the tenant might agree the schedule of dilapidations and will either complete the works, which are then examined to ensure they are of a suitable quality, as defined by the terms of the lease, or will offer a financial settlement in lieu of doing the works.

In our experience, all Dilapidations Claims are worth challenging and in order to do this the tenant needs to engage the services of their own Building Surveyor to defend the dilapidation claim on their behalf.

In such a situation it is our job to act on your behalf to try to reduce the amount of the claim made by the landlord.

We start by thoroughly inspecting the property in comparison with the landlord’s claim, taking into account any relevant terms and clauses that appear in the lease.

If you had taken the precaution of having a good quality Schedule of Condition carried out at the start of the lease, it’s likely that the dilapidation claim will be able to be substantially reduced, assuming that the property has been maintained properly throughout the duration of the lease. If you had no Schedule of Condition produced prior to the commencement of the lease then we will use our best endeavours to challenge the quantum of the claim as we often find these tend to be over-valued.

We will examine all areas of the dilapidations claim and will cost all of the repairs and agree a schedule of repair works with you and the landlord if necessary or their surveyor if necessary.

If time permits, prior to the termination of your lease, then we might put the work out to tender in order to determine the actual market price of the work. It is then up

to you and your agents to negotiate a settlement – which will either be a cash settlement or will involve reinstating the property to the condition stated in the lease. We can assist in these negotiations if required.

With some larger dilapidation claims, we often find it is better for the tenant to carry out the reinstatement works, and we can manage this for you. This has the effect of reducing or negating the landlord’s claim and will almost certainly be cheaper than trying to do it yourself or paying the landlord in lieu of doing the works (which is what many landlords prefer).