Building Survey Terms and Conditions
Please Return signed and dated
This is an agreement between Samuels Surveyors & Valuers, whose registered office is Bentinck House, Bentinck Road,
West Drayton, Middlesex, UB7 7RQ and the clients (as described below) relating to the production of a Building Survey
Report.
Client information
Client name
Louise and Ben Dunster
Client address
4A The Barons
St Margarets
TW1 2AN
Email:
Louise Dunster <louiseldunster@gmail.com>
Cost of report
£700.00 + VAT
Property information to be surveyed
Address
2 Norfolk Close
St Margarets
London
Postcode
TW1 2AN
Tenure
Leasehold
Date of the survey
7th April 2021
Purchase Price
£490,000
The Report.
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Based on an inspection as defined below, the Surveyor, who will be a qualified
Surveyor and/or an Registered Valuer, will advise the Client by means of a written
Report as to his/her opinion of the visible condition and state of repair of the
subject property.
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A Building Survey Report will not include advice on value or a reinstatement cost
assessment for insurance purposes unless asked to provide this service.
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Unless specifically instructed, advice will not be given on any proposed works,
structural alterations, improvements, etc, although comment with preliminary
advice can be given on feasibility, likely costs, etc, upon request. Similarly,
previous works carried out on the property will only be commented upon where
appropriate to the condition of the building, and the presence or otherwise of any
guarantees pertaining to same should be ascertained by the Client or legal
advisers.
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The Client is strongly recommended to ensure that matters raised via the Report
are entirely and satisfactorily resolved prior to proceeding to exchange of
contracts for the purchase of the property.
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The report will conclude with a summary of the surveyors findings. These will
include Serious Defects, Essential Repairs, Other Repairs and Further
Investigation. Comments in the summary are listed for convenience and are
covered in more detail in the body of the report. The summary must therefore be
read in conjunction with the full comments in the report.
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Serious Defects are those that threaten the stability of the structure or the safety
of those using the property. These might include subsidence, severe bowing or
cracking of brickwork or serious and extensive rot to structural timbers.
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Essential Repairs are those that require attention within six months to prevent
the defect becoming a Serious Defect. These might include beetle infestation to
timbers, major defects to roof coverings and blocked or damaged rainwater
goods.
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Other Repairs are those required at some stage to put the property into good
condition for its age and type.
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Further Investigation is recommended where the surveyor suspects the
presence of a Serious Defect or Essential Repair but is unable at the initial survey
stage to confirm this or the extent of the defect. This could include defective
drains, damp and timber decay or inadequate alterations to the structure.
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Budget Costs may be included in the report but are based on information available
to the surveyor from similar repairs in the past. They are indicative only and we
recommend that competitive quotations are obtained prior to committing to
expenditure. We could, if instructed, assist with this.
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We are not qualified to report on the condition of services or sports and leisure
facilities. We will draw attention to any obvious defects or matters that give us
cause for concern but we recommend that specialist tests are undertaken by
suitably qualified contractors
Inspection
Accessibility and
Voids:
The Surveyor will inspect as much of the surface area of the structure as is practicable but
will not inspect those areas which are covered, unexposed or not reasonably accessible,
i.e. cavity wall ties and insulation, fireplace flues, etc will not be inspected.
Floors
The Surveyor may lift accessible sample loose floorboards and trap doors, if any, which are
not covered by heavy furniture, ply or hardboard, fitted carpets or other fixed floor
coverings. The Surveyor will not, however, attempt to raise fixed floorboards where there
may be a risk of damage, and/or without permission.
Dampness and
Timber Decay and
Infestation
Where accessible for inspection, walls, partitions and solid ground floor structures will be
tested for the presence or otherwise of rising dampness and/or penetrating dampness
using an electronic moisture meter fitted with standard probes. Physical signs of timber
infestation, insect attack and/or decay will be noted and, if felt necessary, an inspection and
report by a specialist will be advised.
Roof
The Surveyor will inspect the roof spaces if there are available hatches. The Surveyor will
have a ladder of sufficient height to gain access to a roof hatch or to a single storey roof,
not more than 3.0m (10'0") above the floor or adjacent ground. It might therefore not be
possible to inspect roofs above this level; in such cases, otherwise visible pitched roofs will
be inspected by binoculars. The Surveyor will follow the guidance given in Surveying
Safely issued by the Royal Institution of Chartered Surveyors in April 1991, which
incorporates the advice given in Guidance Note GS31 on the safe use of ladders and step
ladders issued by the Health and Safety Executive.
Boundaries, Grounds
and Outbuildings:
The surveyor inspects the condition of boundary walls, fences, 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. creeper plant, 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 therefore are 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)
Services:
The Surveyor will carry out a visual inspection of the service installations where accessible.
Manhole covers will be lifted where accessible and practicable. No tests will be applied
unless previously agreed. The Surveyor will report if, as a result of inspection, it is
considered that tests are advisable and, if felt necessary, an inspection and report by a
specialist should be obtained.
Outside
The surveyor carefully and thoroughly inspects the outside of the main building and all
permanent outbuildings, recording the construction and defects (both major and minor) that
are evident. This inspection is intended to cover as much of the external element of the
property as physically accessible. The surveyor will use a telescopic camera to inspect as
much of the roof structure and chimneys as possible and where this is not possible an
explanation is provided in the ‘limitations of inspection’ box in the relevant section of the
report.
Areas not inspected:
The Surveyor will identify any areas which would normally be inspected but which could not
be inspected, and indicate where it is considered that access should be obtained or formed
and, furthermore, advice will be given on possible or probable defects based on evidence
from what has been able to be seen.
Flats
Unless otherwise agreed, the Surveyor will inspect only the subject flat and garage (if any),
the related internal and external common parts and the structure of the building in which
the subject flat is situated. Other flats or properties will not be inspected. The Surveyor will
state in the Report any restrictions on accessibility to the common parts or visibility of the
structure. The Surveyor will state whether a copy of the lease has been seen and, if not,
the assumptions as to repairing obligations on which the report is based. The Client is
reminded that, particularly in the case of large blocks, the object of the inspection is to give
guidance on the general standard of construction and maintenance, pointing out those
items which will require attention within the reasonably foreseeable future, and not to list
those minor points which would normally be taken care of in the course of routine
maintenance. (Many flats form part of large developments consisting of several blocks. In
such cases the Surveyor will be inspecting only the block in which the flat is situated).
Advice will not generally be given in respect of management arrangements and, where
relevant, the Client and legal advisers should ascertain whether there is a management
company correctly set up to deal with the running and maintenance of the building, and a
suitable maintenance fund exists to deal with routine matters arising together with relevant
comments in the Report. It should also be ascertained that suitable arrangements are
made for the insurance of the building and that any future developments, major repairs, etc
have been budgeted and advised.
Deleterious &
Hazardous Materials
Unless otherwise expressly stated in the Report, the Surveyor will assume that no
deleterious or hazardous materials or techniques have been used in the construction of the
property. However, the Surveyor will advise in the Report if, in his/her view, there is a
likelihood that high alumina cement (HAC) concrete has been used in the construction and
that, in such cases, specific enquiries should be made or tests carried out by a specialist.
Lead water supply pipes and asbestos will be noted, and advice given, if these materials
can be seen but it must be appreciated that such materials are often only visible after
opening up which cannot be carried out at the risk of causing damage – See Accessibility
and Voids.
The Surveyor will advise in the Report if the property is in an area where, based on
information published by the National Radiological Protection Board, there is a risk of
radon. In such cases the Surveyor will advise that tests should be carried out to establish
the radon level.
The report will not comment specifically on the presence of asbestos or other hazardous
materials as this falls outside the scope of a building survey. However the suspected
presence of such materials will be reported if seen to enable further investigations and
testing to be undertaken by a specialist if appropriate.
The Surveyor will advise if there are transformer stations or overhead power lines which
might give rise to an electro-magnetic field, either over the subject property or visible
immediately adjacent to the property, but the Surveyor cannot assess any possible effect
on health. For obvious reasons, the Surveyor cannot report on any underground cables
Contamination
The Surveyor will not comment upon the existence of contamination as this can only be
established by appropriate specialists. Where, from local knowledge or the inspection, it is
considered that contamination might be a problem, advice will be given as to the
importance of obtaining a report from an appropriate specialist.
Consents, Approvals
& Searches
The Surveyor will assume that the property is not subject to any unusual or especially
onerous restrictions or covenants which apply to the structure or affect the reasonable
enjoyment of the property.
The Surveyor will assume that all bye-laws, Building Regulations and other consents
required have been obtained. In the case of new buildings, and alterations and extensions
which require statutory consents or approvals, the Surveyor will not verify whether such
consents have been obtained. Any enquiries should be made by the Client or his legal
advisers. Drawings and specifications will not be inspected by the Surveyor.
The Surveyor will assume that the property is unaffected by any 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, its condition, use, or intended use, is or will be unlawful.
Fees & Expenses
The client will pay the surveyor the agreed fee for the Report and any additional services
requested and also agreed disbursements in addition.
The cost of invoice for further investigations will normally be based on current hourly rates
with a budget price to be agreed prior to investigations being undertaken. Any costs
incurred by the surveyor in employing labour, specialist contractors etc. will be charged as
disbursements at cost.
The invoice is payable prior to the release of the building survey report and any additional
reports requested and within 7 working days. If the report remains unpaid for over 7
working days, the surveyor has the right to charge interest on the unpaid account at 3%
above the bank of England base rate.
Restrictions on
Disclosure
The Report is for the sole use of the named Client and is confidential to the Client and
his/her/their professional advisers. Any other persons rely on the Report at their own risk.
Complaints
Procedure
The surveyor will have a complaints handling procedure and will give you a copy if you ask.
The surveyor is required to provide you with contact details, in writing, for their complaints
department or the person responsible for dealing with client complaints. Where the
surveyor is party to a redress scheme, those details should also be provided. If any of this
information is not provided, please notify the surveyor and ask that it be supplied.
GDPR
Whilst using our service, we may ask you to provide us with certain personal identifiable
information that can be used to contact or identify you. Personal identifiable information
may include, but not limited to, your email address, name, phone number, postal address
and other information (“Personal Information”). In supplying your contact information, you
agree that, for the purpose of the Data Protection Act and General Data Protection
Regulations, we may keep your contact details and supply them electronically or by other
means, to parties directly or indirectly involved in the execution of this contract in
accordance with their professional duties.. You hereby authorise us to keep these details
for 16 years following the completion of the contract which you entered into for the works to
be undertaken. You understand that you have a right of access, rectification, and objection
to your information held in our office. Papers, electronic emails, correspondence cannot be
deleted as they must be kept the purposes of, and in accordance with the requirements of
the Professional Indemnity Insurance and other purposes
Declaration
I/We confirm that I/we have read and understood the Description of the Homebuyer Service the RICS Home Surveys
Information Sheet which are both attached below. I/We confirm that I/we accept Samuels Surveyors & Valuers Standard
Terms of Engagement to prepare an RICS Homebuyer Report on the above property which I/we will sign, date and return
to Samuels Surveyors & Valuers. prior to commencement of the inspection
Signed:..……………………………
……………...…………………………
Dated: ….. ……………. 2021
Print Name ………………16/05/21 Louise Dunster………………………………………
Signed:..…………………………………………...…………………………
Dated: ….. ……………. 2021
Print Name ………………………………………………………