RICS Home Survey 2 Instruction Pack

The Service

The RICS Home Survey Level 2 includes:

• an Inspection of the property (see ‘The Inspection’ below)

 

• a concise Report based on the inspection (see ‘The Report’ below) and;

 

A can be included, forming part of the report (see ‘The Valuation’ below).

The Surveyor who provides the RICS Home Survey Level 2 Service aims to give you professional advice to help you to:

• make a reasoned and informed decision on whether or not to go ahead with buying the property

 

• make an informed decision on what is a reasonable price to pay for the property (if a valuation has also been instructed)

 

• take account of any repairs or replacements the property needs and;

 

• consider what further advice you should take before exchanging contracts

 

The Surveyor

The service will be provided by an MRICS or FRICS member of the Royal Institution of Chartered Surveyors (RICS) who has the skills, knowledge and experience to survey and report on the property. Where the Surveyor is also providing a valuation of the property, they have the skills, knowledge and experience to provide such a valuation and are a member of the RICS Valuer Registration Scheme.

 

 

 

 

 

The Inspection

Before the inspection, you should tell us if there is already an agreed or proposed price for the property, and if you have any particular concerns about the property (such as a crack noted above the bathroom window or any plans for extension).

 

The Surveyor inspects the inside and outside of the main building and all permanent outbuildings but does not force or open up the fabric. This means they do not take up carpets, floor coverings or floorboards, move furniture, remove contents of cupboards, remove secured panels or undo electric fittings.

 

If necessary (and permitted to do so) the Surveyor carries out parts of the inspection when standing at ground level, from adjoining public property where accessible. This means the extent of the inspection will depend on a range of individual circumstances at the time of inspection, and the Surveyor judges each case on an individual basis. Where our inspection is limited, an explanation is provided in the ‘Limitations on the inspection’ box in the relevant section of the report.

 

The Surveyor may use equipment such as a

damp-meter, binoculars and torch and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside), if it is safe to do so. If it is safe and reasonable to do so, the Surveyor will enter the roof space and visually inspect the roof structure with attention paid to those parts vulnerable to

deterioration and damage.

 

The Surveyor, if specifically instructed to do so,

may use modern drone technology to inspect

areas which are not visible from a ground floor

perspective, due to obstructed lines of sight and/or access restrictions. The Drone Pilot and Drone will be registered with the CAA (Civil Aviation Authority) and shall operate under a valid flyer ID and Operator ID, alongside have the relevant public liability insurance.

 

When relying on drone imagery to assess the condition of the element, it is agreed that our assessment and reporting rely solely on the images the drone provides, which in some circumstances may be limited. It should not be assumed that this form of inspection provides the same level of assessment as a detailed physical inspection, for instance, we will comment on the overall condition of flashings where visible, however, we may not be able to confirm the presence of splits/cracks due to the resolution of imagery.

 

When including a complimentary Drone Survey within our survey quote, the ability to successfully carry out our inspection via Drone will be weather condition dependent. If weather conditions do not permit flight, due to strong winds, rain, snow, fog or adverse weather conditions which can impact visibility or drone control, a re-inspection can be agreed at a later date, however this will be at an additional cost agreed under a separate contract.

 

Although thermal insulation is not moved, small corners may be lifted so its thickness and type, and the 
nature of underlying ceiling can be identified (if the Surveyor considers it safe to do). The Surveyor does not move stored goods or other contents.

 

If specifically instructed, we will use thermal imagery aimed to identify, demonstrate and provide valuable insight into key areas of heat loss within the property to enable informed decisions regarding potential improvements and/or issues which otherwise may not have been identified during a visual inspection. This service is not a specific full detailed thermal survey of every area of the property but rather is used and interpreted in conjunction with other diagnostic methods to provide professional evidenced based advice.

 

In addition to the physical inspection, the Surveyor will also carry out a desk-top study and makes oral enquiries for information about matters affecting the property.

 

Services to the Property

Services are generally hidden within the construction of the property. This means that only the visible parts of the available services can be inspected, and the Surveyor does not carry out specialist tests. The visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources. It also does not investigate the plumbing, heating or drainage installations (or whether they meet current regulations); or the internal condition of any chimney, boiler or other flue.

 

Outside the Property

The Surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common (shared) use. To inspect these areas, the Surveyor walks around the grounds and any neighbouring public property where access can be obtained. Where there are restrictions to access (e.g. a creeper plant prevents closer inspection), these are reported and advice is given on any potential underlying risks that may require further investigation.

 

Buildings with swimming pools and sports facilities are treated as permanent outbuildings and are therefore inspected, but the Surveyor does not report on the leisure facilities, such as the pool itself and its equipment internally and externally, landscaping and other facilities (for example, tennis courts and temporary outbuildings).

 

Flats

When inspecting flats, the Surveyor assesses the general condition of the outside surfaces of the building, as well as its access and communal areas (for example, shared hallways and staircases that lead directly to the subject flat) and roof spaces, but only if they are accessible from within or owned by the subject flat. The Surveyor will not inspect drains, fire alarms and security systems which are typically the responsibility of the managing agent or Freeholder to maintain.

 

External wall systems are not inspected. If the Surveyor has specific concerns about these items, further investigation will be recommended before making a legal commitment to purchase.

 

Dangerous Materials, Contamination and

Environmental Issues

The Surveyor does not make any enquiries about contamination or other environmental dangers. If the Surveyor suspects a problem, they will recommend further investigation.

 

The Surveyor shall assume that no harmful or dangerous materials have been used in the construction and does not have a duty to justify making this assumption. However, if the Surveyor suspects such materials have been used, the Surveyor shall report this and ask for further specialist advice.

 

The Surveyor will carry out a visual inspection of the grounds for the purpose of identifying any specific defective features and other matters associated with grounds, examples include assessing walls, paths and fences. We do not carry out a plant-by-plant check for Japanese Knotweed. Difficulty will be experienced with larger plots and we will only carry out a general check to main amenity spaces, generally within 5-10m of the property. Limitations will be experienced where planting is dense or where areas are concealed by boundaries/hedges in addition to constraints imposed by season and weather conditions on the day of the inspection. Invasive plants may be concealed or be present below ground. We do not accept liability where invasive plants are concealed on the day of our inspection for any reason whatsoever.

 

The Surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when inspecting properties that may fall within The Control of Asbestos Regulations 2012 (CAR 2012). However, the report should properly emphasise the suspected presence of asbestos containing materials if the inspection identifies that possibility.

With flats, the Surveyor assumes that there is a ‘dutyholder’ (as defined in CAR 2012), and that there is an asbestos register and an effective management plan in place, which does not present a significant risk to health or need any immediate payment. The Surveyor does not consult the dutyholder or management plan.

The Report

The Surveyor produces a report of the inspection results for you to use but cannot accept any liability whatsoever if it is used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk.

 

The report objectively describes the condition of the elements and provides an assessment of the relative importance of the defects/problems. The report focuses on matters that, in the Surveyors opinion, may affect the value of the property or may result in significant damage or deterioration of the building fabric if they are not dealt with.

 

Although it is concise, the survey includes advice about repairs or any ongoing maintenance issues. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigation may be made.

 

Purely cosmetic and minor maintenance defects that have no effect on performance might not be reported. The report is not a warranty.

 

Condition Ratings

 

The Surveyor gives condition ratings to the main parts (the ‘elements’) of the main building, garage and some outside elements. The condition ratings are described as follows: 


• Information required – Documents we may suggest you request before you sign contracts

 

• Condition rating 3 – Defects that are serious and/or need to be repaired, replaced or investigated urgently. Failure to do so could risk serious safety issues or severe long-term damage to your property. Written quotations for repairs should be obtained prior to a legal commitment to purchase. 


 

• Condition rating 2 – Defects that need repairing or replacing but are not considered to be either serious or urgent forming part of your medium to long term maintenance plan.
The property should be maintained in the normal way.

 

• Condition rating 1 – No repair is currently needed. The property must be maintained in the normal way. 


 

• NI – Elements not inspected. 
The Surveyor notes in the report if it was not possible to check any parts of the property that the inspection would normally cover. If the Surveyor is concerned about these parts, the report tells you about any further investigations that are needed. 


 

 

 

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The Surveyor has not prepared the Energy Performance Certificate (EPC) as part of the RICS Home Survey – Level 2 service for the property. Where the EPC has not been made available by others, the most recent certificate will be obtained from the appropriate central registry where practicable. If the Surveyor has seen the current EPC, they will review and state the relevant energy efficiency rating in this report.

Where possible and appropriate, the Surveyor will include additional commentary on energy related matters for the property as a whole in the Energy efficiency section of the report, but this is not a formal energy assessment of the building.

Checks will be made for any obvious discrepancies between the EPC and the subject property, and the implications are explained to you.

Issues for Legal Advisers

The Surveyor does not act as ‘the legal adviser’ and does not comment on any legal documents. If, during the inspection, the Surveyor identifies issues that your legal advisers may need to investigate further, the Surveyor may refer to these in the report (for example, to state you should check whether there is a warranty covering replacement windows).

 

If the property is leasehold, the Surveyor will give you general advice and details of questions you should ask your legal advisors.

Risks

This section summarises defects and issues that present a risk to the building or grounds, or a safety risk to people. These may have been reported and condition rated against more than one part of the property or may be of a more general nature. They may have existed for some time and cannot be reasonably changed. The RICS Home Survey – Level 2 report will identify and list the risks and explain the nature of these problems.

The Valuation

If specifically instructed to do so (at an additional fee to be agreed), the Surveyor will give an opinion on both the market value of the property and the reinstatement cost at the time of the inspection. 

Market value

Market value is the estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s length transaction, after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion.

 

When deciding on the market value, the surveyor also makes the following assumptions.

The Materials, Construction, Services, Fixtures and Fittings, and so on

 

The Surveyor will assume that:

• An inspection of those parts which have not yet been inspected would not identify significant defects or cause the Surveyor to alter their valuation;

 

• No dangerous or damaging materials or building techniques have been used in the property;

 

• There is no contamination in or from the ground including invasive plants, and the ground has not been used as landfill;

 

• The property is connected to, and has the right to use, the mains services mentioned in the report; and

 

• The valuation does not take account of any furnishings, removable fittings and sales incentives of any description.

Legal Matters

The surveyor assumes that:

• the property is sold with ‘vacant possession’ (your legal advisers can give you more information on this term)

 

• the condition of the property, or the purpose that the property is or will be used for, does not break any laws

 

• no particularly troublesome or unusual restrictions or onerous liabilities which apply to the property. The property is not affected by problems that would be revealed by the usual legal enquiries, and all necessary planning and Building Regulations permissions (including permission to make alterations) have been obtained and any works undertaken comply with such permissions, and

 

• the property has the right to use the mains services on normal terms, and the sewers, mains services and roads giving access to the property have been ‘adopted’ (that is, they are under local authority, not private, control.

 

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If the property being valued or surveyed is a flat with cladding or combustible attachments (balconies etc.) to any parts of the building, it is the Clients responsibility to provide us with a copy of a suitable cladding report (eg EWS1 form or equivalent) signed by an approved signatory if applicable. We shall make no comment relating to the report and accept no responsibility or liability for any errors or omissions in the form.

If rated A3 or B2, you must also provide sufficient details of the repairs required, the full cost of repair that the owner of the subject property will be liable for, the anticipated repair timescales and details of any increases to service charges. Without this information, we may not be unable to provide a valuation.

Where we provide a valuation or opinion which is based on such a report, a liability exclusion clause shall apply as follows:

‘In arriving at the valuation and/or our opinion of the property, we have relied in good faith upon on an EWS1 External Wall Safety form (or equivalent) produced by a third-party assessor. We can accept no liability to the client or any other party for any losses or potential losses arising from our reliance upon the EWS1 form. Any person requiring more information should obtain independent advice.’

If there are any suspected or known issues with the fire safety of the building, we will be unable to supply a valuation unless you are able to provide evidence of the full cost of repair that the owner of the subject property will be liable for and anticipated repair timescales involved.

Where both House to Home Surveys Ltd and the client have agreed, where appropriate, the property is to be valued on the assumption that the cladding and fire safety of the building meets current standards, we can accept no liability should this prove, at a later date, to not be the case.

If any information provided cannot be; verified or is incorrect or missing, we may be unable to offer a valuation following our inspection.  In such a situation, a report shall be issued excluding an opinion of value and no refund will be made to the customer.

Reinstatement cost

Reinstatement cost is the cost of rebuilding an average home of the type and style inspected to its existing standard, using modern materials and techniques, and by acting in line with current Building Regulations and other legal requirements.

 

This includes the cost of rebuilding any garage, boundary or retaining walls and permanent outbuildings, and clearing the site. It also includes professional fees but does not include VAT (except on fees).

 

The reinstatement cost helps you decide on the amount of buildings insurance cover you will need for the property.

 

Terms of Payment and Delivery of Service

 

You agree to pay our fee and any other charges agreed in writing.

 

The visit to the property will be made by the Surveyor once payment has been made.

We do not hold monies in a client account for the purpose of survey instructions although your money is protected by our cancellations policy as stated in these terms of engagement.

Once the visit has been made, the report will be subsequently compiled and sent electronically by email. 

Reports are normally prepared, checked and sent to you electronically 7 working days following the inspection taking place (unless formerly otherwise) with hard copies usually printed and delivered within 10 days of the inspection.

Should a bound hard copy be required, this will be charged at an additional £75 per copy which includes postage. Reports are posted recorded delivery. We hold no responsibility for reports not being received once they have been mailed.

Cancelling this contract

You should seek advice on your obligations under The Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013 (‘the Regulations’) and/or the Consumer Rights Act 2015 in accordance with section 2.6 of the current edition of the Home Survey Standard RICS professional statement. Upon signing the terms, you agree to waiver your 14 day cooling off cancellation rights to ensure the survey can proceed without delay. 

 

You are entitled to cancel this contract and your fee shall be returned in full to the same bank account, by giving notice to the Surveyors office at least 2 working days (this does not include weekends) before the date of the visit to the property. If you choose to cancel or amend the date of the survey after this time your fee will become non-refundable.

 

Once a visit has been made a report will be produced by the Surveyor and the agreed work will have been completed in accordance with RICS regulation and our Terms and Conditions. No amendments to the original agreement can be made after this time.

The Surveyor will not provide the service (and will report this to you as soon as possible) if, after arriving at the property, they decide:

1. they lack sufficient specialist knowledge of the method of construction used to build the property (in cases of unusual non-traditional construction) or;

 

1. it would be in your best interest to upgrade the survey to a Home Survey Level 3 (and valuation, if needed), rather than the Home Survey Level 2 service, usually where the construction is found not to be conventional or the property is in poor condition.

If you cancel this contract prior to the two working days cancellation period or if the Surveyor does not provide the service due to reasons decided by the Surveyor, your fee will be refunded in full, except for any reasonable expenses. If the Surveyor cancels this contract, they will explain the reason to you.

Missed Appointments

Missed appointments are charged at 40% of the total fee, per occasion.  Missed appointments include any circumstances in which the Surveyor is unable to carry out the full instruction on the day and time which the appointment has been booked and confirmed with the seller/agent and as confirmed with you, or as per any subsequent amendments.

 

Circumstances leading to missed appointments include but are not limited to:

• The Surveyor not being granted access by the seller, agent, tenant or any other involved party 

• The agent, tenant, vendor or other involved party being obstructive to the duties of the Surveyor and the client's instruction 

• The agent providing the wrong keys to the property or not being able to provide access.

• Any other circumstances leading to a missed appointment which is no fault of House to Home Surveys Ltd.

Although we realise sometimes these circumstances are not the fault of our customer, it is advised you do everything possible to ensure agents, tenants, vendors, and any other involved party behaves in a way which is conducive to the normal duties of an independent Surveyor. Our customers should be aware of the reasons why any of the people involved may obstruct the duties of an independent Surveyor working on behalf of a property buyer.

In addition, we also advise that in these circumstances, if you as our customer becomes subject to these fees where the fault is not your own, you should pursue the cost with the person or company who has obstructed the process, whether it be the agent or seller.

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The report is provided solely for the use of the Client, and the Surveyor cannot accept responsibility if it is used, or relied upon, by anyone else. 


 

No third-party liability is accepted, meaning no other parties other than the Client named within the report may rely upon its content. We do not hold any liability to any third party.

In some situations, we may offer a service without charging a fee. In these instances, where a fee has not been charged, we exclude liability altogether and your attention is specifically drawn to this statement.

Fees

The Client will pay House to Home Surveys Ltd in respect of the said professional advice, a fee to be agreed between the Client and the firm. In addition, where agreed in advance, the Client will reimburse House to Home Surveys Ltd for the cost of all reasonable out-of-pocket expenses which they may incur and pay the amount of the Value Added Tax on the fee and expenses.

 

It may be that your case was introduced to us by an estate agent or financial services provider. It is common practice for a proportion of our fee to be paid to the introducer. If you wish to be provided with details of any commission payment payable to the introducer, please contact our office prior to returning this document.

 

Conflict of Interest

We are not aware that there is any conflict of interest with any known parties in this transaction. If you become aware of any conflict of interest, please notify us immediately.

 

Complaints Handling Procedure

We hope you have no reason to be dissatisfied with our service, however if you are, a copy of our Complaints procedure is obtainable on written request from:

The Complaints Administrator, Unit 4C Gattinetts Business Park, Hadleigh Road, East Bergholt, CO7 6QT.

Any successful claim (such as negligence or not identifying urgent or serious defects) made against House to Home Surveys Ltd will be limited up to a maximum of £25,000.

Note: These terms form part of the contract between you and the surveyor. This report is for use in the UK.