Building Survey

A full building survey (also known as a full structural survey) is the fullest and most comprehensive of the three main survey options open to the property buyer. It should highlight any serious problems with the building; however, if any faults emerge after you've bought the house that should have been picked up by the surveyor, then you may be able to sue them for damages – particularly if you'd given them written instructions in respect of these and other possible problem areas.

Who Needs This Type of Survey?

A full building survey (also known as a full structural survey) is particularly suited to larger, older (over 50 years old) or more unusual properties - including properties over three stories in height or of unusual construction (for example, a thatched cottage). You should also commission a Building Survey if you're planning to carry out major alterations such as extending or converting a property.

How Much Does it Cost?

The cost of the building survey varies depending on the value, age and condition of a property - approximately £480 for a house worth £100,000 or less, £730 for houses worth about £350,000 and over £1,100 for those houses priced near the million mark. You may need to pay extra to include certain checks and tests, such as an energy efficiency rating, although this information must be provided by the vendor for houses with 4 bedrooms or more as part of the Home Information Pack. The surveyor will advise if you need any specialist surveys carried out, and will also advise on any repair costs and the suitability of proposed improvements or extensions you plan to make.

What Does the Survey Look At?

The surveyor will examine everything that's reasonably visible, in addition to reporting on the construction and condition of a property. A structural survey includes the structural condition of all buildings, particularly the foundations, roofs, walls and woodwork; and anything else you want inspected. Electrical wiring and plumbing will be inspected for health hazards such as lead pipes, but not tested.

The survey is not a standard format report, and you can instruct the surveyor to address areas of special concern or, equally, to disregard, say, the condition of the decoration, if you know this needs attention. The survey should cover the condition of:

• The structure of the building (noting any unsoundness, such as subsidence)
• Extensions to the original building
• The type of land the property is built on (some homes have been built on unsafe sites such as rubbish tips or chemical factories)
• Special features, such as beams, thatched roofs, balconies, tanked (waterproofed) cellars
• RSJs (reinforced supporting joists) put in to carry a load where a supporting wall has been knocked down

It should also be checked for:

• Any trees near to a house which may cause structural problems
• Termites and other pests

If you want a detailed survey, make sure that the vendor will allow your surveyor free access to the property (and, for example, to the roof space) and allow them to pull up carpets to examine floorboards. Some surveyors will allow you to accompany them and they may produce a video of their findings in addition to a written report.

A full structural survey isn't much more expensive than a homebuyer report and so you should always consider choosing this more comprehensive option.