Pack 6
Building surveying Scenario Task 1 Task 2 Task 3 Task 4 Task 5 Task 6
6.1 6.2 6.3 6.4 6.5 6.6 6.7
Pack 6 Building surveying
6.1 Scenario The client would like to buy a three bedroom semi-detached house. They have visited the property with an estate agent and have placed a holding deposit with the vendor’s solicitor as an intention of good faith. In England, unlike Scotland, ‘good faith’ actually means very little. If the vendor has another offer for the property at either the same price or a higher price, there is nothing to prevent them selling to someone else. The next stage would usually be for the client to secure a mortgage (a loan of money) to buy the property: this may be from a bank or building society or mortgage company. In each case the lender will require evidence from a professional person as to the true estimated value of the property. The value of any object or service is based on what someone is prepared to offer and not what the person selling wants. The mortgage lender will require a written statement of what the property would fetch if it was sold at auction, not in an estate agent’s window. The reason for the difference is that if the borrower (the client) defaults on the repayments, the lender will require all the money to be repaid including expenses. They will not want to wait for someone else to buy the property, so they will sell it at auction to the highest bidder. Whilst the property may be advertised in an estate agent’s window at, say, 250,000 it may only fetch 230,000 at auction, so that is how much they will lend. There are variations though. If, as has happened over the past few years, property prices have significantly increased, the lender may consider advancing the full 250,000, gambling that the property will increase in value quickly to cover the difference. You will find Building in the 21st Century, Chapter 3, useful with the following tasks.
6.2 Task 1 Explain which survey would be suitable for the lender to decide how much to advance.
6.3 Task 2 Unfortunately many house buyers think that the survey for task 1 will report on what defects and possible faults might be in the house. Explain why the house buyer is mistaken. What surveys would be required and who would be employed to carry out such a survey? Building surveying can often be a bit like being Sherlock Holmes. What is on show may be covering a major problem. A professional surveyor requires an indemnity in case something goes wrong or something is missed out. In today’s society, suing tends to be commonplace; therefore it is essential that the surveyor clearly states what they can actually see. If there are signs of
2
Pack 6 Building surveying
Pack 6 Building surveying Figure 6.1 Broken down water pipe and cracked masonry.
a possible problem, or from experience there are commonly problems, it is the duty of the surveyor to report such suspicions by recording that ‘further inspection’ is advised. The intention is to bring to the client’s attention that there may be a possible problem, but without actually seeing the problem it can only be an educated guess. However, the surveyor should not guess: facts are required. If a surveyor has omitted to report their suspicions, they could end up in court on a claim for negligence.
Pack 6 Building surveying
3
Pack 6 Building surveying
6.4 Task 3 Using the suggested checklist carry out a conditions survey on where you live. Job No: 10/ Address Date /
Surveyor
Weather
/2...
Snow
conditions
Dry
Wet
Dry
Wet
/
/
/
/
cold
cold
hot
hot
Circle as appropriate Condition survey checklist Front elevation
Roof -- condition of roof coverings / protrusions / chimneys / flashings / fillets / abutments Guttering / fascia / soffit Upper walling Upper storey windows Lower storey walling Lower storey windows and doors Down water pipes Left or right flank wall as applicable Roof / protrusions / chimneys Guttering / fascia / soffit / verge Upper walling / gable Upper storey windows Lower storey walling Lower storey windows and doors Down water pipes Rear elevation Roof / protrusions / chimneys Guttering / fascia / soffit Upper walling Upper storey windows Lower storey walling Lower storey windows and doors Down water pipes Rooms Ceiling / coving / cornice / rose Wall surfaces Window opening/s
4
Pack 6 Building surveying
Door lock / latch / security Light switches Pendant light flex / fitting / recessed or wall lights -- function Radiator -- condition of valve / lockshield / leakage Radiator -- condition of
Pack 6 Building surveying
Door opening/s Door action / binding / twisting
Storage heater -- condition of flex and approx. age of front plate Condition of skirting board Position of skirting board in relation to the finished floor Condition of floor covering Condition of suspended floor decking Condition of floor joists -- are there any springy areas or areas that creak? Stairs Condition of ballustrading / handrail Services Approximate age of wiring Consumer unit / fuse box / RCD / MCB / earthing Gas meter / stop valve Water meter / stop cock / drain cock
The checklist is not exhaustive and should be used as a guide only. Professional surveying companies will probably have their own printed checklist or have electronic notebooks with software allowing the surveyor to add comment in the field.
To help you know what to look for, read Chapter 3, sections 3.3, 3.6 and 3.7 in Building in the 21st Century. Many people do not want to buy property and prefer to rent it. The owner of the property may be the landlord as well. Flats and maisonettes, for example, often have both a landlord and an owner. The landlord owns by title deed the land; another person or persons may own the structures. Renting property is often carried out by an agent working on behalf of the owners. The agent will handle the contractual side and receive a fee. The owner has legal obligations toward the tenant (person/s renting the property). Unless the building is new it would be unfair to expect everything to be in perfect condition. For example, the bath may have a slight water stain or the enamel may be marked or chipped. The kitchen worktops may have marks or cuts in the surface. It is similar to renting a room in a hotel: you will not be buying the property, just renting it for a period of time. Renting a flat is slightly more involved. The owner, either directly or via the agent, will require a complete statement on the condition of the property, right down to the marks on the wallcovering.
Pack 6 Building surveying
5
Pack 6 Building surveying
6.5 Task 4 Explain why such a detailed report would be needed and who would carry out such an inspection.
Job No: 10/ Address Date /
Surveyor
Weather
/2...
Snow
conditions
Dry
Wet
Dry
Wet /
/
/
/
hot
cold
cold
hot
Circle as appropriate Dilapidation survey checklist Front elevation
Roof -- condition of roof coverings / protrusions / chimneys / flashings / fillets / abutments Guttering / fascia / soffit Upper walling Upper storey windows Lower storey walling Lower storey windows and doors Down water pipes Left or right flank wall as applicable
Roof / protrusions / chimneys Guttering / fascia / soffit / verge Upper walling / gable Upper storey windows Lower storey walling Lower storey windows and doors Down water pipes Rear elevation
Roof / protrusions / chimneys Guttering / fascia / soffit Upper walling Upper storey windows Lower storey walling Lower storey windows and doors Down water pipes Rooms
Ceiling / coving / cornice / rose Wall surfaces Window opening/s
6
Pack 6 Building surveying
Door action / binding / twisting Door lock / latch / security Light switches Pendant light flex / fitting / recessed or wall lights -- function Radiator -- condition of valve / lockshield / leakage Radiator -- condition of Storage heater -- condition of flex and approx. age of front plate
Pack 6 Building surveying
Door opening/s
Condition of skirting board Position of skirting board in relation to the finished floor Condition of floor covering Condition of suspended floor decking Condition of floor joists -- are there any springy areas or areas that creak? Stairs Condition of ballustrading / handrail Services Approximate age of electrical wiring, switches and sockets Consumer unit / fuse box / RCD / MCB / earthing General condition of the gas intake (if applicable) -- is it earthed bonded? General condition of the water rising main. Which material has been used: lead, copper, galvanised steel barrel, or polythene? Condition of and function of sanitary items: bath, basin, bidet, shower, WC Condition of kitchen sink and utility sinks (if applicable)
6.6 Task 5 Using the checklist supplied, produce a simple dilapidation survey on where you live.
6.7 Task 6 Property is a possession and as such needs to be maintained. Companies such as pension and real estate companies often invest very large sums of money in new office blocks to beat inflation and produce an income from rent without reducing the capital investment. However, the investments are generally very long term. Over the period of ownership fashion changes, and materials and equipment need replacing. The costs can range from thousands to millions of pounds, from changing motors or pumps to re-roofing or changing all the windows. To enable a budget to be put aside for such work a specialist survey will be required. Identify what type of specialist survey would be used. Include a list of suitable headings. Look at Chapter 3, section 3.5 in Building in the 21st Century.
Pack 6 Building surveying
7