The External Appraisal or "Drive By".

This is an appraisal of a building performed from the street, without setting foot on the property. The surveyor is usually provided with some basic information about the property in advance. External Appraisals have a limited purpose for assessing the approximate value and to consider if the property is suitable security for a loan, which represents a small proportion of the properties reported value. I do not undertake this form of inspection for private individuals, because of the limited value to a buyer or owner.

The Valuation.

This inspection is often performed for mortgage purposes, but can also be necessary for other circumstances, such as probate valuations or family matters. A brief inspection, lasting normally less than an hour for most residential properties, is carried out. The purpose of the inspection is to determine the value of the property and therefore concentrates on major defects of a nature that would affect the value of the house, or affect its suitability as security for a mortgage. The report provided is brief and in some cases, may not be made available to a purchaser. You will often be required to pay for a valuation when buying a house, but this is normally prepared for the benefit of the lender (bank or building society). It is not a survey in the true sense.

RICS Choosing Between Surveys:

Home Surveys Information Sheet:


The Condition Report.

This is a recent addition to the range of survey options and is based upon the Home Condition Report originally intended to be included in the Home Information Pack, now defunct. It has been designed to supplement a valuation inspection, primarily for the benefit of large survey firms conducting high volumes of mortgage valuations. The roof space is only inspected from the hatch (known as a 'Head and shoulders' inspection) and the drain covers are not lifted. There is no advice provided in the report, but the condition of each element is rated, between 1 - 3, in similar style to the Homebuyers Report. I do not provide Condition Reports, because I think that the Homebuyers Report is more thorough, includes a valuation and advice about repairs. The additional cost of a Homebuyers Report is marginal.

The Homebuyers Report.

The Homebuyers Report has been recently revised and now provides a condition rating system, similar in appearance to the Condition Report. It is suitable for standard houses of traditional construction, which are in generally good condition, and have not been significantly altered. Guidance used to be that houses built before 1918 would not normally be considered suitable for a Homebuyers Report, however today, the surveyor is given more discretion in deciding which properties are suitable and may vary between surveyors, depending upon their own expertise. The inspection includes entry into the roof space and lifting drain covers. The report provides some advice about repairs. Full details of the service can be downloaded below.

Description of the Homebuyers Service and Terms of Engagement:

Sample Homebuyers Report:


The Building Survey.

Traditionally, each surveyor has prepared their own format of Building Survey report and they vary widely. The RICS is currently in the process of developing a standard format, with a range of options. A Building Survey is normally a full day's work for me, so that I can take as long as I consider necessary to investigate the condition of the building. As standard, my reports include colour pictures within the text, to illustrate defects noted. Building Survey reports do not normally include a valuation, an assessment of rebuilding costs for insurance purposes or costings for repairs, but these can be included if required, at an additional fee.

The Building Survey, therefore has an element of flexibility which enables a client to direct the focus of both the inspection and report. Clearly, if you are a builder, detail on the condition of kitchen fittings, wall plaster or fences may not be required and the report can focus on structural matters, damp or drainage. Some clients want to know if alterations can be made to the property and what the implications of structural works might be. The Building Survey is also well suited to older properties, properties of non traditional construction, properties in a poor condition, or which have been significantly altered in the past.

Sample Building Survey Report:

Standard Terms and Conditions for a Building Survey:

Whatever property you are considering buying, you are welcome to call and discuss your particular requirements. There is no charge for a little advice and I have made available examples of RICS documents and survey reports, so that you can see what might be available. Even if I am unable to help you, I might know someone who can. Contact me on Tel: 01462 817 167.