WE WILL EMAIL YOU TO LET YOU KNOW THAT AN INSTRUCTION AND ALLOCATED REPORT HAVE BEEN LOGGED ON WWW.VALUATIONSUK.CO.UK WEBSITE READY FOR YOU TO ACCEPT.
ALL APPOINTMENTS ARE TO BE COMPLETED WITHIN 48 HOURS OF THE INSTRUCTIONS (IF NOT A REASON MUST BE GIVEN) AND THE DETAILS OF THE VALUER AND APPOINTMENT TIME AND DATE TO COMPLETED ON LINE AS CONFIRMATION.
THE ALLOCATED REPORT MUST BE COMPLETED ON LINE AND ELECTRONICALLY SIGNED WITHIN 48 HOURS OF THE INSPECTION, FOLLOWED BY THE INVOICE EMAILED, FAXED OR IN THE POST TO INSTRUCTING CLIENT C/O VALUATIONS UK LTD.
YOU WILL KEEP US NOTIFIED OF ANY CLAIMS MADE AGAINST YOU IN EXCESS OF £500.
YOUR COMPANY MUST HAVE A MINIMUM OF £500,000 PROFESSIONAL INDEMNITY AND YOUR SURVEYORS MUST BE RICS QUALIFIED. YOU WILL COMPLETE YOUR PROFESSIONAL INDEMNITY DETAILS ON LINE AND FORWARD VALUATIONS UK LTD A COPY ANNUALLY ON RENEWAL.
ONCE AN APPOINTMENT IS MADE IT IS CONFIRMATION THAT YOU HAVE ACCEPTED FULL LIABILITY FOR THE INSPECTION AND REPORT AND ACCEPT FULLY OUR TERMS AND CONDITIONS AND FEE SCALE.
ALL SURVEYORS ARE REQUIRED TO COMPLETE THE REPORT TO THE STANDARDS SET OUT IN THE RICS RED BOOK.
VALUATIONS UK LTD REQUIRE ALL SURVEYORS ON THEIR PANEL TO HAVE A MINIMUM OF £500,000 PROFESSIONAL INDEMNITY INSURANCE AND DO REQUEST COPIES OF RENEWAL CERTIFICATES. IN THE EVENT OF ANY CLAIM VALUATIONS UK LTD CANNOT ACCEPT ANY LIABILITY IN RESPECT OF THE INSPECTION AND REPORT. IT IS YOUR RESPONSIBILITY TO KEEP VALUATIONS UK UP TO DATE WITH YOUR CURRENT PROFESSIONAL INDEMNITY
ValuationsUK.co.uk
Guidelines for Surveyors and Valuers
On receipt of an online instruction please inspect the property within 2 working days (where possible) and fill in the relevant appointment date sections online to notify us. If you experience difficulty in gaining access to the property, please inform us by completing the relevant box online immediately so we can try to help.
After carrying out the valuation please complete the report online within the following 2 days. If you are experiencing any difficulties please inform us so that we can inform our clients of any delays.
Under no circumstances should you ever discuss your findings, or disclose any valuation figures with the current occupier of the property or any other party except for Valuations UK, without our prior consent.
The thorough inspection of the property (including roof void and lifting drain covers) and subsequent reporting and valuation should be in accordance with the current RICS Valuation Guidance Notes and must be carried out by a suitably qualified surveyor (ie current members of the RICS).
The builders/instructors name on the report should be the instructing builder named on the original instruction.
External - Verbal only - We only require a road side valuation - none of your details will be given to our instructor. Occasionally where you have completed a valuation in the last 6 months we may request a free verbal update.
Drive By’s - We have no details of the properties so any information will be assumed. You can always give Examples ie if 3 bedrooms £x or 4 bedrooms £y. You will also have the right to change the report if we are privy to any additional information. It is used as a guideline for taking on bankruptcy cases to see if they have enough equity before any work is done on the case. Photos are required where possible.
Part Exchange Format in the agreed format which will be attached to your instruction. We try to limit them to properties under 10 years old, but some instructors insist on having them for all their properties. We always require at least one photo of the front plus photos of any obvious defects, and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc and 3 (if possible) sold comparables. Some clients require full internal photos but this will be clearly stated on the instruction. Please concentrate the photos on any defects plus internal fixtures
Our repossession Format for Corporate Recovery firms. These reports are for liquidation assessments for bankrupts. Front photos plus photos of any defects or unusual situations and 3 (if possible) sold comparables are required.
Home Exchange Format is the same inspection as the RICS Homebuyers Report with a less verbose report. The standard caveats have been removed (terms and conditions are available). Please do not use one word replies - short sentences look far more professional and give a better balance of information. Front and rear photos are always needed plus photos of any obvious defects and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc , some clients will request full internal photos as well - please concentrate the photos on any defects plus internal fixtures as they have been known to disappear between sale and completion. If additional photos are required it will be clearly requested on the instruction.
RICS Homebuyers Reports are on the standard RICS format and must include front and rear photos plus photos of any obvious defects and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc and 3 (if possible) sold comparables.
Building Surveys are in our own set format and must include Market Value, suggested asking price, front and rear photos plus photos of any obvious defects and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc and 3 sold (if possible) comparables.
Electronic signatures are available on all our reports . no surveyors reports need to be sent by post. Please email fax or send your original invoice.
Clause 5.0
Acts and Omissions of sub-contractors
We will not make any payment for any claim against you which is caused by a sub-contractor of yours unless there is a written contract between you and the sub-contractor which provides that:-
A It is subject to the laws of a legal system in the United Kingdom
B Any dispute which arises will be referred to a Court or Arbitration panel in the United Kingdom and
C The sub-contractor will indemnify you against any liability which you incur, in respect of:
1 Breach of duty of care:
2 Infringement of copyright or any other intellectual property rights:
3 Libel, slander or defamation:
4 breach of confidentiality:
5 breach of contract
Which is caused by (or contributed to by) anything which the sub-contractor does (or
fails to do) in the performance of the sub-contract.
D The sub-contractor maintains Professional Indemnity Insurance to at least the level held by you.
Guidelines
Home Exchange Valuation and Survey
The Home Exchange Valuation and Survey report is intended to shorten superfluous reading for our clients who are assumed to have a good working knowledge of properties and property defects, which may be highlighted on a Home Buyers Report.
To this end the Home Exchange Report involved an inspection, which is equally as detailed as a Home Buyers Report although the manner in which it is reported should be far more brief and assume a greater understanding by the reader. It is important that the surveyor carefully reads all of the conditions of engagement including the extensions to the conditions of engagement so that the depth of comment in the report is not verbose.
It is important to highlight repair in the defects/comments section but if such defects are small and really not likely to affect the value a comment such as ‘No significant defects noted’ will be sufficient. The surveyor will have to make his/her own judgement regarding this. Other comments relating to the property of any importance should be highlighted in this section but where possible lengthy statements should be avoided and comments kept brief. Defects that are not likely to be of any significance should be avoided where possible.
An example to put this into perspective would be relating to a plasterboard ceiling where some shrinkage cracking was noted. Rather than indicate undulation and cracks to joints, ‘No significant defects’ would be sufficient or such comment as ‘minor filling required only.’
The right hand column should give the Surveyor’s opinion as to whether he/she feels it would be prudent to incur the expense of repair taking into account the likelihood of any problems which may arise on re-sale. This column should have either a comment or none if applicable, it should not be left blank.
As our clients consider you as ‘their eyes’ the following points should be borne in mind: -
Photo’s Please take photo’s of the front, any extensions or anything untoward that may affect re-sale.
This sometimes varies with each instruction so please comply with the instruction.
Subsidence Please highlight any areas, along with details of any known in the area
Damp Note any signs of timber treatment new or old, with details of
guarantees; any evidence of injected damp proof course should
be commented upon.
Pylons Where Pylons or overhead cables are visible near or over
or overhead cables thecurtilage, please make a specific comment
in the report. These are considered less saleable and many builders will not buy the property if they are evident.
Wiring Please comment on whether or not the wiring is ‘acceptable for mortgage purposes’
Decoration General comments to be made:- internal and external.
Wall Ties Whether or not properties in the area are prone to wall tie corrosion.
Right of Way Whether or not rights of way exist which could affect re-sale.
Maintenance Where possible list any maintenance needed with an indication of cost, along with valuations for before
and after work is completed.
Trees Please comment on any trees close to the said property and whether they are significant.
Tenure If leasehold include length of remaining lease and annual ground rent.
Saleability In your view, how long should it take to sell the property.
Market Value (MV) Insert the full definition as per Annex 1- RICS Red Book “The estimated amount for which a property should exchange …..etc”
TERMS AND CONDITIONS OF ENGAGEMENT
Home Exchange Survey & Valuation
The Service to be Provided by Valuations U.K. Ltd
1.1 The inspection and Survey will be carried out by an appropriately qualified and experienced Chartered Surveyor to provide:
(i) A concise report in the agreed format indicating the main defects and identifying repairs at the time of inspection.
(ii) Details of any factors likely to be detrimental to the value of the property or to materially affect its value.
(iii) The surveyor’s opinion of the open market value at the date of the inspection assuming the following:
(a) Vacant possession is provided
The relevant statutory consents for construction and alteration have been obtained
There are no onerous liabilities or encumbrances attached to the property including any Statutory Notice
(d) No deleterious materials have been used in the construction of the property and that the substrata is free from contamination or defect.
(e) That any mains services which may be connected are not subject to irregular conditions and that they are adopted by the relevant Authorities.
(f) That any parts of the property which were not inspected would not reveal any defects which would be likely to materially affect the valuation
(g) That any New Property has a satisfactory NHBC or equivalent guarantee in accordance with the scheme.
(h) That solicitors will verify satisfactory terms are in place relating to leasehold properties and in particular to cost of repairs and maintenance for communal areas.
(i) Any development value will not be included in the valuation
(j) The definition of Market Value is in accordance with R.I.C.S guidelines
(k) Valuation for Insurance Purposes will have due regard to the Association of British Insurers/Building Cost Information Service House Rebuilding Cost Index. In the case of flats and maisonette it will be for the subject property only.
1.2 The surveyor will not comment upon areas which are not visible or which are unexposed. The surveyor will not comment upon small defects which will not materially affect the value.
1.3 The Report is for the sole use of the addressees and is confidential to them. No responsibility is accepted to others. The Surveyor will exercise due care and diligence reasonably to be expected from a competent surveyor to advise upon the property.
1.4 The report will not identify the presence of contaminated land and relevant enquiries should be made through legal searches and other specialists in the field.
1.5 Valuations U.K. Ltd reserve the right not to proceed with the Home Buyer’s Report and Valuation, if arriving at the property the premises are thought unsuitable for the Report Format.
Limits of Inspection
2.1 The inspection will be purely visual and include the interior and exterior of the property. Only parts of the property, which are readily accessible and are readily accessible, will be inspected whilst standing at ground level.
Inspection hatches will be opened where possible where safe and accessible without undue difficulty. No floorboards will be lifted by the surveyor.
Furniture, floor coverings and fittings will not be moved, but the inspection will include the roof void area - this will not include the moving or removal
of roofing insulation.
2.2 The inspection of the roof void area will be confined to aspects of the adequacy of the design and apparent defects and will not include an examination
of each roof timber.
2.3 The presence or adequacy of flues or flue liners will not be established.
2.4 The exterior of the property, if necessary will be inspected with the assistance of a 10ft ladder.
2.5 The use of an electronic moisture meter will be used in random areas.
Services
3.1 The surveyor will make an overall comment upon the services but they will not be tested. The comment will not cover the adequacy of the installations
with regards to compliance with current regulations.
3.2 Drainage covers will be lifted where possible for a visual inspection, but the drains are not tested.
Outbuildings
4.1 Substantial outbuildings attached to the property will be inspected. Leisure facilities and swimming pools will not be inspected.
Site and Boundaries
5.1 The boundaries will be inspected from areas from which the surveyor is entitled to gain access.
Flats, Maisonettes and Sub-divisions of Larger Buildings
6.1 The subject property will be inspected together with as much of the remaining building as necessary to ascertain the likelihood for repair. Areas of the main building will be commented upon specifically for the client to make enquiries relating to shared liabilities for repair.
6.2 Communal areas internally are inspected superficially relating to the level on which the property is situated and together with roof spaces notified by the clients and agreed with the surveyor. The purposes of this is to enable the client to make suitable arrangements for inspection of communal areas
subject to shared maintenance.
6.3 Any deficiencies in management and/or maintenance will be highlighted, where the surveyor feels that this is likely to materially affect value.
The Report
7.1 The surveyor will indicate obvious evidence of serious defect or potential hazard or other matters, which are likely to affect the value.
7.2 If the surveyor suspects hidden defects further investigations will be advised, before entering into a legal commitment to purchase. Under exceptional
circumstances it may be necessary to reserve valuation or to reserve the right to amend the valuation pending the outcome of further investigations.
7.3 Any aspects of the inspection which cannot be carried out in accordance with the terms outlined above will be clearly stated.
7.4 Where the surveyor relies upon information provided to him, this will be clearly stated.
7.5 Where it is apparent that the property has been altered and/or extended this will be commented upon in order that legal advisers may make relevant
enquiries of the appropriate Local Authority prior to commitment to purchase.
7.6 Any apparent shared driveways or paths will be highlighted if they are likely to materially affect value.
Additional Comments Relating to aspects of the Home Exchange Report
It will be assumed that the client is aware of the following comments, which relate to the relevant sections of the Home Exchange Valuation and Survey Report Format
1.1 The inspection will be a visual inspection and will be carried out in as great a depth as possible taking into account safety and undue difficulties.
All parts which are hidden or unexposed will not be inspected and floor boards and areas which are not readily accessible will not be inspected.
The presence of fitted floor coverings and heavy furnishings will limit the inspection, and will not be moved by the surveyor.
1.2 The inspection of the roof void will not comprise an examination of each individual roof timber. It will be a general inspection and will comprise an
assessment of the type of construction/design and where defects are noted these will be commented upon.
The condition of the flues or flue liners (if present) cannot be confirmed, and the report will not advise on the utility of any of the chimneys
1.4 The exterior of the property will be inspected from ground level, with the assistance of 10ft ladders and where appropriate, and therefore there may be areas which cannot be clearly seen. Binoculars will be used where appropriate
2.1 The services will not be tested but an overall opinion will be given by the surveyor and further advice will be given as to whether the services comply with relevant regulations
Assumptions
1.4 Verbal enquiry only will be made of the vendor/vendor’s representative. The client’s legal representative should confirm this.
1.5 Verbal enquiry only will be made of the vendor/vendor’s representative. The client’s legal representative should confirm this.
Comments relating to limitations upon inspection:
3.1a The main roof will be inspected from ground level with the assistance of binoculars. Boundaries to the sides, rear and front may limit the inspection.
3.1b Valley gutters or valleys above first floor level will not be inspected and as such the condition of such cannot be commented upon. Any leakage’s internally will be commented upon. Such areas require constant maintenance and repair.
3.1c Associated flashings will be commented upon with regards to type. Zinc/lead flashings tend to pit and degrade with age. There will be an assumption that the client will expect a degree of deterioration commensurate with age. Flashings however which are defective and leaking will be commented upon.
3.1d Flat roofs will be commented upon. There will be an assumption that the client will expect a degree of deterioration commensurate with age. Flat roofs
have a limited life and unless the roof covering has recently been replaced there should be an anticipation that replacement will be required. Evidence of past repairs or present leakage will be commented upon. Associated
flashings will be commented upon as in 3.1c above.
3.2 It will be assumed that the following paragraph will be attributed to all walls which are of cavity construction and built up to 1981.
3.3 Comments with relation to flashings shall be treated as in 3.1c above. Limits of inspection will be made by boundaries.
3.4 It will be assumed, unless visible that there are no leakage’s present to the rainwater goods. Where cast iron Rainwater Goods are present the client should be aware that there will be a degree of normal wear and tear with rust likely to be present. Ongoing maintenance will be required until such
time that the cast iron rainwater goods are replaced. Plastic rainwater goods often leak at the joints and resealing may be necessary.
3.5a All exterior timber work will be commented upon. There will be an acceptance by the client that there will be a reasonable amount of deterioration, and only significant areas requiring repair will be commented upon and general softening of timber.
3.5b Wherever UPVC sealed unit double glazing is installed it will be assumed that the client is aware of the necessity to ensure that adequate structural support may be required in some areas by the Windows frames. The surveyor, unless otherwise apparent, will assume that adequate support is incorporated for
load bearing structure above and that there are adequate guarantees for the window frames and sealed units. Sealed unit double glazing has a limited life due to the progressive deterioration of the edge seals.
The adequacy of the decorations for the purposes of re-sale will be commented upon. Any repairs indicated in sections 3.5 & 3.6 will have a bearing on this aspect.
4.3 A brief comment will be made upon this site. It will be assumed that legal advisors will confirm the position of boundaries and any liabilities for
maintenance. Defective boundary walls and fencing will be commented upon. Verbal enquiries only will be made relating to boundaries, rights of way
and wayleaves.
4.4 Where possible drain covers will be lifted. A comment will be made should this not be possible. No tests of the damaged installation will be undertaken.
5.1a Unless otherwise stated the client should be aware that there will be a limited inspection made due to the presence of roofing insulation and/or stored items. The presence or otherwise of insulation/stored items will be noted in the description section of the report.
5.2 It will be assumed that the client will be aware of the following when the presence of lath and plaster ceilings are indicated: Lath and plaster ceilings
are difficult to repair and frequently complete replacement is necessary. Significant defects will be commented upon.
5.3 It will be assumed that the client is aware of the following if reference is made to dry lined walls: Dry lined walls are often used to disguise damp and defective wall surfaces. Unless properly installed they may create the right conditions for outbreaks of wet and dry rot. Without disruptive investigations some defects may remain hidden.
5.3a It will be assumed that the client will be aware of the necessity to carry out at least some repairs to plasterwork should decorative wall finishes be removed.
5.3b If internal walls have been altered or removed this will be noted in the description section of the report. It will be assumed that the client is aware of the following:
We are unable to confirm the adequacy or otherwise of any structural support which may or may not have been incorporated for remaining load bearing structure. Without disruptive investigations you must accept the possibility that there is inadequate support.
5.4 Should it be apparent that a chimney breast(s) has been removed within the property it will be assumed that the client is aware of the following: We will
not be able to comment upon the presence and/or adequacy of any structural support incorporated for the remaining load bearing structure. Without disruptive investigations you must accept the possibility that there is inadequate support. Signs of movement or distress will however be noted.
5.5 We will not carry out an inspection of the suspended floor areas. Should you wish to be assured that the subfloor areas are free from defect a separate specialist inspection will be required.
The structure and condition together with adequacy of hard-core of solid floors cannot be confirmed without damaging investigations; it is not unknown for solid floors to have inadequate hard-core or to suffer from deficiencies in the concrete which cannot be confirmed without specialist testing.
5.6 Damp meter readings will be taken randomly with a Protimeter. Heavy furnishings will not be moved.
5.7 Only visible areas will be inspected. You should be aware that there may be under floor defects which are not readily apparent due to inadequate ventilation to all areas caused by obstructions or blockages. Whilst we will take all reasonable care hidden defects may be present in hidden areas.
Unless arrangement for disruptive inspections is made you must accept the possibility that defects exist in these areas
6.1 A general comment will be made of the electrical installation as far as possible. A full NICEIC electrical contractors test will be requested only if it appears that the installation is of rubber type or dangerous. An opinion in the conclusion of the report will be given as to whether or not the installation is likely to be the subject of a condition of mortgage advance.
6.3 The plumbing will be commented upon where visible. The client will assume that the rising main is not visible unless otherwise stated. It will not be possible in these instances to confirm whether or not lead piping is present.
7.1 A brief description only will be made. Detailed investigations will not be undertaken. Obvious defects will be stated.
7.2 Common services will not be tested. We assume that Legal advisors will investigate any liability for shared areas in 7.1 & 7.2.
8.4 Where a property has been extended or altered this will be clearly indicated in the relevant section of the report. We assume that suitable enquiry shall be made through solicitors in these instances, where raised, that relevant Planning & Building Regulation Approvals have been obtained. It is important that these factors are verified.
9.1 The recommendation by the Surveyor is based on opinion that the property is likely to attract reasonable demand on re-sale and that there will be an appropriate marketing period thereafter. Attention will be paid to the presence of detracting factors in the immediate vicinity.
9.2 A subjective opinion will be given as to the general attractiveness of the property for the purposes of re-sale.
Likely Repairs as a Condition of Mortgage Advance on Resale
This is the surveyor’s broad estimate of the cost of repair and is intended for a guideline only. It is strongly recommended that contractor’s estimates are obtained prior to any legal commitment to purchase.
TERMS AND CONDITIONS OF ENGAGEMENT FOR RICS HOMEBUYERS REPORT
PLEASE NOTE: These Standard Terms of Engagement form part of the contract between the Surveyor and the Client.
A modified form of the Homebuyer Survey & Valuation Service applies in Scotland.
From: ________________for and behalf of its clients
Please provide an RICS Homebuyer Survey and Valuation Report in respect of the following property:
Any property instructed from ____________ for and behalf of its clients
I have read and agree that the RICS/ISVA Standard Terms of Engagement for Homebuyer Survey and Valuation Reports shall apply. I have also read and fully understood the Description of the Homebuyer service.
PART 1:
GENERAL
The Service. The standard HOMEBUYER Survey & Valuation Service ("the Service") which is described in Part 2 of these Terms ("the Description") applies unless an addition to the Service is agreed in writing before the Inspection. (An example of such an addition is reporting upon parts which are not normally inspected, such as the opening of all windows.)
The Surveyor who provides the Service will be a Chartered Surveyor, who is competent to survey, value and report upon the Property which is the subject of these Terms.
Before the Inspection. The client will inform the Surveyor of the agreed price for the Property and of any particular concerns (such as plans for extension) which he or she may have about the Property.
Terms of payment. The client agrees to pay the fee and any other charges agreed in writing.
Cancellation. The client will be entitled to cancel this contract by notifying the Surveyor’s office at any time before the day of the Inspection. The Surveyor will be entitled not to proceed with the provision of the Service (and will so report promptly to the Client) if, after arriving at the Property, he or she concludes:
a) that it is of a type of construction of which he or she has insufficient specialist knowledge to be able to provide the Service satisfactorily; or
b) that it would be in the typical Client’s best interests to be provided with a Building Survey, plus valuation, rather than the HOMEBUYER Service.
In case of cancellation, the Surveyor will refund any money paid by the Client for the Service, except for expenses reasonably incurred. In the case of cancellation by the Surveyor, the reason will be explained to the Client.
6 Liability. The Report provided is solely for the use of the Client and the Client’s professional advisers, and no liability to anyone else is accepted. Should the Client not act upon specific, reasonable advice contained in the Report, no responsibility is accepted for the consequences.
PART 2:
DESCRIPTION OF THE HOMEBUYER SERVICE
A The Service
A1 The HOMEBUYER Service comprises:
an Inspection of the Property (Section B below)
a concise Report based on the Inspection (Section C)
the Valuation, which is part of the Report (Section D)
A2 The Surveyor’s main objective in the HOMEBUYER Service is to give Clients considering buying a particular Property the professional advice which will assist them:
to make a reasoned and informed judgement on whether or not to proceed with the purchase
to assess whether or not the Property is a reasonable purchase at the agreed price
to be clear what decisions and actions should be taken before contracts are exchanged.
A3 The HOMEBUYER Service therefore covers the general condition of the Property and particular features which affect its present value and may affect its future resale. The Report focuses on what the Surveyor judges to be urgent or significant matters. Significant matters are those which, typically, in negotiations over price would be reflected in the amount finally agreed.
B The Inspection
B1 The Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible and readily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to the Surveyor. Due care is therefore exercised throughout the Inspection regarding safety, practicality and the constraints of being a visitor to the Property (which may be occupied). So furniture, floor coverings and other contents are not moved or lifted; and no part is forced or laid open to make it accessible.
B2 The services are inspected (except, in the case of flats, for drainage, lifts and security systems), but the Surveyor does not test or assess the efficiency of electrical, gas, plumbing, heating or drainage installations, or compliance with current regulations, or the internal condition of any chimney, boiler or other flue. Also, the Surveyor does not research the presence (or possible consequences) of contamination by any harmful substance. However, if a problem is suspected in any of these areas, advice is given on what action should be taken.
B3 Where necessary, parts of the Inspection are made from adjoining public property. Such equipment as a damp-meter, binoculars and torch may be used. A ladder is used for hatches and also for flat roofs not more than three metres above ground level. Leisure facilities and non-permanent outbuildings (such as pools and timber sheds) are noted but not examined. In the case of flats, exterior surfaces of the building containing the Property, as well as its access areas, are examined in order to assess their general condition; roof spaces are inspected if there is a hatch within the flat.
C The Report
C1 The Report provides the Surveyor’s opinion of those matters which are urgent or significant and need action or evaluation by the Client before contracts are exchanged. It includes some or all of the following:
urgent repairs (e.g. gas leak; defective chimney stacks) - for which the Client should obtain quotations where appropriate
significant matters requiring further investigation where essential (e.g. suspected subsidence) - for which the Client should obtain (and may have to pay for) reports and quotations from suitable contractors
significant but not urgent repairs and renewals (e.g. new covering for flat roof before long)
other significant considerations (e.g. some potential source of inconvenience) which the Surveyor wishes to draw to the attention of the Client
legal matters (e.g. a possible right of way) which the Client should instruct the Legal Advisers to include in their inquiries.
C2 Matters assessed as not urgent or not significant are outside the scope of the HOMEBUYER Service and are generally not reported; however, other matters (such as safety) are reported where the Surveyor judges this to be helpful and constructive. If a part or area normally examined is found to be not accessible during the Inspection, this is reported; if a problem is suspected, advice is given on what action should be taken.
C3 The Report is in a standard format arranged in the following sequence: Introduction & Overall Opinion; The Property & Location; The Building; The Services & Site; Legal & Other Matters; Summary; Valuation. In the case of leaseholds, the Report is accompanied by a standard appendix called Leasehold Properties.
D The Valuation and Reinstatement Cost
D1 The last section of the Report contains the Surveyor’s opinion both of the Open Market Value of the Property and of the Reinstatement Cost, as defined below.
D2 "Open Market Value" is the best price at which the sale of an interest in property would have been completed unconditionally for cash consideration on the date of valuation. In arriving at the opinion of the Open Market Value, the Surveyor also makes various standard assumptions covering, for example: vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition of uninspected parts; the right to use mains services; and the exclusion of curtains, carpets, etc., from the valuation. (If required, details are available from the Surveyor.) Any additional assumption, or any found not to apply, is reported.
D3 "Reinstatement Cost" is an estimate for insurance purposes of the current cost of rebuilding the Property in its present form, unless otherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees, but excludes VAT (except on fees).
TERMS AND CONDITIONS OF ENGAGEMENT FOR BUILDING SURVEYS
Subject to express agreement to the contrary and any agreed amendments/additions, the terms upon which the Surveyor will undertake the Building Survey are set out below.
Based on an inspection as defined below, the Surveyor, who will be a Chartered Surveyor, will advise the Client by means of a written Report as to his opinion of the visible condition and state of repair of the subject property.
The Inspection
Accessibility and Voids
The Surveyor will inspect as much of the surface area of the structure as is practicable but will not inspect those areas which are covered, unexposed or not reasonably accessible.
Floors
The Surveyor will lift accessible sample loose floor boards and trap doors, if any, which are not covered by heavy furniture, ply or hardboard, fitted carpets or other fixed floor coverings. The Surveyor will not attempt to raise fixed floor boards without permission.
Roofs
The Surveyor will inspect the roof spaces if there are available hatches. The Surveyor will have a ladder of sufficient height to gain access to a roof hatch or to a single storey roof, not more than 3.0m (10′0") above the floor or adjacent ground. It may therefore not be possible to inspect roofs above this level. In such cases, pitched roofs will be inspected with the aid of binoculars. The Surveyor will follow the guidance given in Surveying Safely, issued by the RICS in April 1991. This incorporates the guidance given in Guidance Note GS31 on the safe use of ladders and step ladders issued by the Health and Safety Executive.
Grounds, Boundaries and Outbuildings
The inspection will include the above but specialist leisure facilities such as swimming pools and tennis courts will not be inspected.
Services
The Surveyor will carry out a visual inspection of the service installations where accessible. Manhole covers will be lifted, where accessible and practicable. No tests will be applied unless previously agreed. The Surveyor will report if, as a result of his/her inspection, the Surveyor considers that tests are advisable and, if considered necessary, an inspection and report by a specialist should be obtained.
Areas not Inspected
The Surveyor will identify any areas which would normally be inspected but which he/she was unable to inspect and indicate where he/she considers that access should be obtained or formed. Furthermore the Surveyor will advise upon possible or probable defects based upon evidence from what he/she has been able to see.
Flats
Unless otherwise agreed, the Surveyor will inspect only the subject flat and garage (if any), the related internal and external common parts and the structure of the building in which the subject flat is situated. Other flats or properties will not be inspected. The Surveyor will state in his/her Report any restrictions upon accessibility to the common parts or visibility of the structure. The Surveyor will state if a copy of the lease has been seen and, if not, the assumptions as to repairing obligations made. The Client is reminded that, particularly in the case of large blocks, the object of the inspection is to give guidance on the general standard of construction and maintenance, pointing out those items which will require attention within, say, the next decade and not to list those minor points which would normally be taken care of in the course of routine maintenance.
(Many flats form part of large developments consisting of several blocks. In such cases the Surveyor will inspect only the one block in which the flat is situated.)
Deleterious and Hazardous Materials
Unless otherwise expressly stated in the Report, the Surveyor will assume that no deleterious or hazardous materials or techniques have been used in the construction of the property. However, the Surveyor sill advise in the Report if, in his/her view, there is a likelihood that high alumina cement (HAC) concrete has been used in the construction and that, in such cases, specific enquiries should be made or tests carried out by a specialist.
Lead water supply pipes and asbestos will be noted, and advice given, if these materials can be seen but it must be appreciated that such materials are often only visible after opening up . see paragraph 2(a).
The Surveyor will advise in the Report if the property is in an area where, based upon information published by the National Radiological Protection Board, there is risk of radon. In such cases the Surveyor will advise that tests should be carried out to establish the radon level.
The Surveyor will advise if there are transformer stations or overhead power lines which might give rise to an electro-magnetic field, either over the subject property or visible immediately adjacent to the property. The Surveyor cannot assess any possible effect on health or report upon underground cables.
4. Contamination
The Surveyor will not comment upon the existence of contamination as this can only be established by appropriate specialists. Where, from local knowledge or the inspection the Surveyor considers that contamination might be a problem advice will be given as to the importance of obtaining a report from a specialist.
Consents, Approvals and Searches
The Surveyor will assume that the property is not subject to any unusual or especially onerous restrictions or covenants which apply to the structure or affect the reasonable enjoyment of the property.
The Surveyor will assume that all bye-laws, Building Regulations and other required consents have been obtained. The Surveyor will not verify whether any such consents have been obtained. The Client and his/her legal advisers should make all necessary enquiries. Drawings/specifications will not be inspected by the Surveyor.
The Surveyor will assume that the property is unaffected by any matters which would be revealed by a Local Search (or their equivalent in Scotland and Northern Ireland) and replies to the usual enquiries, or by a Statutory Notice, and that neither the property, nor its condition, its use, or its intended use, is or will be unlawful.
6. Fees and Expenses
The fee is subject to VAT at the current rate.
7. Restriction on Disclosure
The Report is for the sole use of the named Client and is confidential to the Client and his/her professional advisers. Any other parties rely upon the Report at their own risk.
The Report must not be reproduced, in whole or part, without the prior written consent of the Surveyor.
NOTE: A Building Survey Report does not automatically include advice upon value or a reinstatement cost assessment for insurance purposes. However, the Surveyor will be prepared to provide such opinions/assessments if this is agreed from the outset.