Building Surveys 

If you are thinking of purchasing a freehold or leasehold property, it may be advisable to consider having a Building Survey which is of course dependant upon the age and condition of the property.  

If the property is leasehold (and the subject of full repairing obligations), it is almost essential to consider having a building survey of some nature undertaken (see under).   You must identify as accurately as possible, immediate and future repairing obligations / costs and ensure that there is no “misunderstanding” between you and your landlord as to who is responsible for existing and indeed, historic repairing obligations.

In the situation of a lease, if you are purchasing either a new lease or the remainder of an existing lease, there is ALWAYS the obligation of the landlord to serve a Schedule of Dilapidations / Works on the outgoing licensee.   Every single lease that has ever been, ensures that the landlord has this opportunity, although regrettably landlords rarely serve a genuine dilapidations order on an outgoing tenant and any defects in repair and maintenance are then automatically transferred into the responsibility of the new occupier / tenant.  

We regularly advise on the rare instances that full dilapidations schedules have been served and ensure that there is an understanding as to who is responsible for the cost of such works and also to make sure that the dilapidations survey itself is reasonable.   

full structural surveys

A full structural survey is only recommended if it is self-evident that the building is in a dire state of repair and structural movement has been identified, i.e. large cracks in walls, etc., or if the basic fabric of the roof is unsound or if there is excessive rising or penetrating dampness.   A full structural survey, which might involve the testing of all mains services, drains, etc., is a very labour-intensive exercise with hourly rate fees or any 10 minute portion thereof (1 unit) inexorably pushing the ultimate fee charge well over £1,000.

 

major defects survey

Although an equally thorough job as a full structural survey, and also inclusive of a full photographic essay of any and all errors that are identified, the exercise is far less labour-intensive in that floorboards are not pulled up, services are not tested and any major defects are those as observed from the interior of the building, or externally from ground level.   The general overall cost is approximately half that of a full structural survey and as outlined above, would also include a full photographic essay of all items identified.

schedule of condition

It may well be that your new leasehold property if of any historic age, might have inherent structural defects, for example a bowing roof, rising damp through centuries old stonework or Listed features such as leadlight windows, etc.   It is essential that a schedule of condition that records the existing state of repair of the property is entered into and agreed with your landlord in order that there is no misunderstanding over future repairing obligations.   The schedule of condition accurately records with associated photographs, the state of order or repair of the property when you took the premises over and acts as a guarantee that you will maintain the property in its then existing condition and not be obligated to further improve that condition in a state better than when you took on the premises.   Costs associated with a Schedule of Condition are slightly less than a Major Defects Survey and again are dependant upon the hours associated with the production of the final document.

conclusion

Building Surveys are almost an essential factor of leasehold occupation and are so often overlooked by ingoing lessees.   From the production of a large number of building surveys for retained clients, we have saved them many thousands of pounds in future repairing obligations or in extreme circumstances, firmly warned against entering into open-ended repairing obligations of historic structures.   We would be delighted to discuss your particular requirement without obligation.

TEL: 01454 419900

Cookseys DMP Chartered Surveyors
49 High Street
Thornbury
Bristol
BS35 2AR

Also at Reading London and Cardiff.

Fax: 01454 419156 - E-mail: info@cookseysdmp.co.uk