RESIDENTIAL BUILDING SURVEYS

Explanatory Notes and Conditions of Engagement

1. A building survey is a detailed report of a property and gives an indication as to the future maintenance liabilities. It cannot be guaranteed, however, to reveal each and every defect that may exist due to the limitations of the inspection, particularly where a house is fully furnished and carpeted.

2. Short ladders are taken on site for gaining access to loft voids of pitched roofs and the exterior of a low flat roof. Inaccessible flat roofs over 3 metres (10ft) above ground will not be inspected, nor will flat voids where the access hatch is sealed or inaccessible.  Valley roofs cannot be inspected unless there is access from the interior of the property.

3. A damp meter is used to take random readings for dampness throughout the property, particularly to the ground floor to check for rising damp.  The presence of a damp proof course can often not be determined from a visual inspection, but we will make recommendations if our tests indicate that damp proofing treatment is required.  If you know of any previous damp proofing treatment carried out on the property, you should forward to us the specification and any guarantees.

4. We shall inspect flooring where not covered by carpets, both from the surface and from accessible cellars, but where floors are covered with carpets and hardboard the information given will be very limited.  We will lift loose floorboards in accessible areas, but not those that are nailed in position unless they are short lengths which can be lifted with comparative ease without causing damage to the property.  Large items of furniture will not be moved during the survey.

5. We do not carry out tests of the services - e.g. gas, electricity, water and drainage - and the information given in respect of these items will be as a result of visual inspection only.  An indication of the age, condition and adequacy of the electrical wiring, plumbing and central heating will be given, but these can only be fully determined by a test by an appropriate specialist.  We shall be pleased to arrange for such tests should you require them on receipt of our survey.

6. We will make a careful examination of the surface of all accessible timber for dry rot and other timber defects and will also advise on further investigation where we consider there is a risk of dry rot occurring.  However, because of the nature of dry rot which develops in concealed areas and only becomes visible after considerable damage has been caused, we can accept no liability if an outbreak is revealed after our survey.

7. Where a survey relates to a flat, the lessee of which would be liable for a proportion of structural costs, we examine as much of the structure as possible from the exterior but do not gain access to other flats in the block.  We inspect roof voids accessible from common areas providing we would not be trespassing by doing so or likely to cause damage.  If the flat is part of a large purpose-built block, we examine the structure around the flat from ground level and make a more cursory examination of the remainder.  You should send us a copy of the lease so that we can advise you on the extent of your shared repairing liability.

8. Except where the contrary is stated, parts of the structure and of the woodwork which are covered, unexposed or inaccessible will not be inspected and will be assumed to be sound and in good repair.

9. The report is provided for the sole use of the named client and is confidential to the Client and his professional advisers.  No responsibility will be accepted towards any other party who may rely on the report.

10. Unless otherwise expressly stated, in making the report, the following assumptions will be made

• that no high alumina cement concrete or calcium chloride additive or other deleterious material was used in the construction of the property, and
• that the land is not contaminated
• that the property is not subject to any unusual or especially onerous restrictions, encumbrances or outgoings and that good title can be shown
• that the property and its value are unaffected by matters which would be revealed by a Local Search and Replies to the Usual Enquiries, or by a Statutory Notice, and
• that neither the property, nor its condition, nor its use, nor its intended use, is or will be unlawful
• that inspection of those parts which have not been inspected would neither reveal material defects nor cause the surveyor to alter the valuation materially
• that no contaminative, hazardous or deleterious materials or techniques have been used, and that there are no onerous defects in the state of any wall ties or cladding fixings: