There are many types of building surveys, the following is an example of the surveys that we can provide.

Condition Survey - The more basic type of visual survey to provide an overview of the general condition of the property identifying significant issues that warrant attention. The application is for relatively new properties that have no abnormal design features or materials. 

Full Building Survey - This may also be referred to as "The Structural Survey" which provides a detailed and thorough survey of the property and structure. The survey includes a schedule of defects, explains the defects and consequence of inaction together with advice on maintenance and repairs; this may include budget estimates.

The application is for older types of properties that may also be in a poor condition. This survey is suitable for properties that have abnormal/ unusual features, materials or where alterations / extensions that may be considered after purchase.

Generally, not undertaken on flats

Measured Survey - A measured surveys involve taking measurements of the building and providing accurate drawings illustrating elevations and internal layouts.  

Stock Condition Survey - Non-intrusive visual surveys that provides an overview of the general condition of the estate and identifies significant issues that warrant attention. 

New Build Survey - A snagging survey that lists out small cosmetic issues up to and including structural problems. This type of survey is provided when a developer is on site, close to completing the property and prior to purchase. This list can be used to get the developer to sort out any problems quickly and / or under any new build warranty.

Quinquennial Report (5-yearly survey)

The Care of Churches and Ecclesiastical Jurisdiction Measure 1991 ‘make provision as to the care of churches and the lands and articles appertaining thereto and of documents of historic interest to the Church of England’.

Part of the measure is to ensure that churches (or buildings for ecclesiastical use) are surveyed so they are maintained in a good state of repair and do not breach changing health and safety matters and other Statutory legislation.

We are well-versed with the carrying out of Quinquennial surveys and reporting and have a strong client base with Churches and Diocese directly. 

Our professional approach to the surveys captures the differences in sympathetic aging and appreciation to any listed status, against deterioration through wear, tear and failure of materials / components. Our reports prioritise the necessary work required and can include budget costs to assist in the planning and expenditure in the upkeep and preservation of buildings between surveys.

This type of survey is generally carried out at a similar time to a Fire Risk Assessment (FRA) of the building. The findings of an FRA may have impact in the output (work and cost) of the Quinquennial survey.

This is a specified schedule that will usually cover a 1-10 year(s) and sometimes 15 year period, that details the type of current and future maintenance that will be required regularly to keep the structure, fabric and facilities of a building in good state of repair. These may include quantities and pricing rates for budget purposes. 

Typically, we provide a bespoke scoring matrix based on condition ratings and urgency of maintenance works. In addition, we also provide a summary of breaches to Health and Safety and Statutory compliance.

All buildings require some form of maintenance to achieve their life expectancy through use of materials and components; invariably these sometimes fail. 

Building pathology is a holistic approach to identify specific building defects; why and how defects occur and the consequence to your property in the longer-term should you not act accordingly.

We can carry out visual and intrusive surveys and advise on an appropriate course(s) of action. 

Typical examples of defects are: - 

• Water Penetration

• Damp

• Mould

• Noticeable Cracking

• Failure new build work 

These examples can be the result of deficiencies in: -

• Design 

• Material 

• Specification

• Workmanship

• Maintenance and Repair

Dilapidations (Schedule of Condition)

If you are either a commercial tenant or landlord, and you are entering into, or are currently leasing or renting, and a lease (or other contractually binding agreement) that expressly states ‘full repair’ obligations or a full repairing lease [obligations], then one should have a survey carried to safeguard Parties’ interests as to the condition of the premises (premises includes the property and the land on which its sits).

Quite simply, the dilapidations process is to ensure a premises is put or kept in a condition which is in accordance with the lease obligations.

The four types of surveys and schedules we offer are :

Pre-acquisition – A schedule of condition to identify the condition and the state of (dis)repair to the premises prior to, or nearing completion of any legal commitment between the Parties. This schedule is typically appended to the legal documents and may be referred to at any interim dilapidations (poor upkeep of the premises) or terminal / final schedule of dilapidations.

Interim schedule [of dilapidations] – A schedule of condition generally requested by the landlord (or landlord’s agent) to ascertain the condition of the premises during the term of the lease. The schedule may be used to remind the tenant of their obligations which may also be a pre-cursor to ‘protect’ the tenant and potentially limit higher repair costs later.

Terminal schedule [of dilapidations] – A schedule of condition that is actually issued towards the end of a lease and is often detailed identifying changes to the premises during the tenancy (notwithstanding any licence to alter) and items of disrepair that need to be fixed by the end of the tenancy.

Final schedule [of dilapidations] – A schedule of condition that is issued upon the termination of a lease whereby all outstanding alterations and repairs, with due consideration to a licence to alter, are detailed. This may include budget costs for repairs and loss of rent. This part of the process can also form the basis of negotiation between the Parties’ consultants.

Listed building consent is a procedure to achieve statutory compliance for construction work to listed buildings. Typical properties include heritage, older and unique buildings or those with architectural interest. 

We liaise closely with Local Authority Conservation Officers to produce drawing and design work, specifying products and materials that were either used when the building was originally constructed or a sympathetic modern equivalent. This allows us achieve compliance and maintain the character of the original building.

If you intend to carry out building work on an existing party wall or structure shared with another property, then it is likely this will fall within The Party Wall Etc Act 1996. 

We can act as either the Building Owners Surveyor, Adjoining Owners Surveyor or Agreed Surveyor in all matters involving the Act.