Bespoke Building Surveys Ltd.

At Bespoke Building Surveys Ltd., we provide residential surveying services across London and the Home Counties, offering independent professional advice, clear reporting and practical recommendations tailored to your property.

1. General Surveying Questions

What does a building surveyor do?

A building surveyor inspects the condition and construction of a property, identifies visible defects and potential risks, and provides professional advice on repairs, maintenance and further investigations where appropriate.

Depending on the service instructed, a survey may assess elements such as the roof, walls, floors, windows, dampness, drainage, alterations and other accessible parts of the building.

Our aim is to help clients understand the condition of a property and the potential implications of defects before making important property decisions.

Why should I have a property survey?

A property survey can identify defects that may not be apparent during a viewing, including roof deterioration, dampness, timber decay, structural movement and poorly executed alterations.

The findings can help you:

• Understand the property's condition before purchasing.
• Identify repairs that may require urgent attention.
• Budget for maintenance and remedial work.
• Determine whether specialist investigations are necessary.
• Make a more informed decision about proceeding with a purchase.

No survey can eliminate every risk, particularly where defects are concealed or inaccessible, but a professional inspection can significantly improve your understanding of the property.

Are your surveys carried out in accordance with RICS standards?

Our RICS Home Survey services are intended to follow the applicable RICS Home Survey Standard and the agreed scope of inspection. The precise service and report format will be confirmed when you instruct us.

The level of inspection, reporting and advice depends on the survey commissioned. You should always review the terms of engagement to understand exactly what is included.

Which areas do you cover?

We provide residential building surveying services across London and the Home Counties, including:

• Greater London.
• Hertfordshire.
• Essex.
• Kent.
• Surrey.
• Berkshire.
• Buckinghamshire.
• Bedfordshire.

If your property is outside these areas, please contact us with its postcode. We can confirm whether an inspection can be arranged.

How do I arrange a survey?

You can request a quotation through our website or contact our team directly.

Please provide the property address or postcode, property type, approximate age, number of bedrooms and the service you require. If you have particular concerns, such as dampness, cracking or previous alterations, please mention these when enquiring.

Contact us: www.bb-surveys.co.uk | 0208 137 0540 | enquiry@bb-surveys.co.uk

2. RICS Level 2 Home Surveys

What is an RICS Level 2 Home Survey?

An RICS Level 2 Home Survey is a visual inspection designed for conventional residential properties that are generally in reasonable condition.

It provides an assessment of the property's condition, identifies significant visible defects and potential risks, and gives advice on repairs and maintenance where appropriate.

The report is particularly useful for homebuyers who want a professional assessment before committing to a purchase.

Find out more: RICS Level 2 Home Survey.

Who should choose a Level 2 Home Survey?

A Level 2 Home Survey is generally suitable for conventionally constructed houses and flats that are in reasonable condition and have relatively straightforward layouts.

The property's age alone should not determine the survey level. Construction type, condition, alterations and known defects should also be considered.

If the property has significant structural alterations, extensive deterioration or unusual construction, a Level 3 Building Survey may be more appropriate.

What does a Level 2 Survey include?

Subject to the agreed scope and inspection limitations, the survey covers accessible parts of the property and considers elements such as:

• Roof coverings and accessible roof spaces.
• External walls, windows and doors.
• Internal walls, ceilings and floors.
• Visible signs of dampness and timber defects.
• Accessible drainage inspection points.
• Relevant grounds and external structures.
• Visible indications of structural movement or other defects.

The report identifies matters requiring attention and provides recommendations where appropriate. It does not constitute a destructive investigation or a test of every building service.

Does a Level 2 Survey include a valuation?

A Level 2 survey-only report does not include a market valuation or an insurance reinstatement figure.

These are separate services that require the appropriate instruction and professional competence. If you require a valuation, please tell us when requesting your quotation so we can confirm whether it can be provided.

Is a Level 2 Survey suitable for an older property?

It may be suitable for some older properties, depending on their construction, condition and complexity.

However, older homes may have traditional materials, previous alterations or defects requiring more detailed investigation and advice. In such cases, we would generally recommend considering a Level 3 Building Survey.

3. RICS Level 3 Building Surveys

What is an RICS Level 3 Building Survey?

An RICS Level 3 Building Survey is a more detailed inspection and report that provides an in-depth assessment of a property's construction, condition and defects.

It includes more extensive consideration of the building fabric, potential causes of defects, repair requirements, maintenance and the need for further investigation.

It is particularly useful where the property is older, altered, unusually constructed, in poor condition or being considered for substantial renovation.

Find out more: RICS Level 3 Building Survey.

Who should choose a Level 3 Building Survey?

You should consider a Level 3 Building Survey if you are purchasing:

• A Victorian, Edwardian or other older property.
• A property with visible cracking, dampness or other significant defects.
• A house with extensions or substantial alterations.
• A property requiring modernisation or renovation.
• A large or unusually constructed building.
• A property where you require more detailed advice on repairs and maintenance.

The appropriate survey should be selected according to the property's characteristics and your requirements.

What is the difference between a Level 2 and Level 3 Survey?

A Level 2 Survey provides a detailed visual assessment of a conventional property in reasonable condition. A Level 3 Survey provides a more extensive assessment, including greater detail on construction, defects, likely causes, repair options and maintenance implications.

A Level 3 Survey is generally preferable where the building is more complex or where a greater depth of technical advice is needed.

Neither service guarantees the discovery of every concealed defect.

Does a Level 3 Survey include repair cost estimates?

Our Level 3 service advertises estimated repair costs for identified defects, subject to the agreed scope.

These estimates are indicative and based on the information available at the time of reporting. They are not equivalent to a contractor's quotation or a tendered price.

Actual costs can vary depending on access, specification, the extent of concealed damage, material availability and prevailing labour rates. Specialist quotations should be obtained before committing to substantial works.

Can a Level 3 Survey identify structural problems?

A Level 3 Survey can identify visible signs of potential structural defects, such as cracking, distortion, deflection or movement, and provide an opinion based on the evidence available during the inspection.

Where the cause or significance of a defect cannot be established through a visual inspection, further investigation by an appropriate structural engineer or other specialist may be recommended.

A building survey should not automatically be treated as a specialist structural engineering investigation.

4. New-Build Snagging Surveys

What is a new-build snagging survey?

A snagging survey is an inspection of a newly constructed property to identify visible defects, incomplete works and workmanship issues.

It may identify problems such as uneven finishes, poorly fitted doors, damaged windows, defective sealant, flooring irregularities, incomplete external works and other apparent deficiencies.

The findings are recorded in a report that can be used to raise outstanding matters with the developer.

Find out more: New-Build Snagging Survey.

When should I book a snagging survey?

A snagging survey can be arranged before legal completion, where access and the developer's arrangements permit, or after completion when the property is accessible.

An inspection before completion may help you raise defects before moving in. An inspection afterwards may identify additional issues that become apparent once the property is occupied.

You should also consider the deadlines and notification procedures under your new-build warranty and purchase documentation.

Will the developer have to fix every item in the snagging report?

Not automatically. The report records observed defects and concerns, but responsibility for rectification depends on the circumstances, applicable contractual obligations, relevant standards and the developer's or warranty provider's assessment.

The report can provide useful evidence when requesting remedial work, but it does not itself determine legal liability or guarantee that the developer will agree with every recommendation.

Can you inspect a property before I move in?

Potentially, subject to access being granted and any restrictions imposed by the developer.

Please let us know your anticipated completion date and whether the property is currently accessible when requesting a quotation.

5. Drone Surveys and Roof Inspections

What is a drone survey?

A drone survey uses aerial imagery to help inspect external areas that may be difficult to see clearly from ground level.

Depending on access, weather, airspace restrictions and the property's surroundings, it can assist with the visual inspection of roof coverings, chimneys, gutters and other elevated building elements.

Find out more: Aerial Drone Survey.

Is a drone survey included with a Level 2 or Level 3 Survey?

Our website advertises a complimentary drone survey with residential surveys, subject to applicable restrictions and practical feasibility.

Drone use is not guaranteed at every property. Legal restrictions, controlled airspace, weather conditions, safety considerations and site conditions may prevent or limit its use.

Where a drone inspection cannot be undertaken, the available inspection methods and any resulting limitations should be discussed.

Can a drone survey replace a building survey?

No. A drone survey primarily assists with observing selected external and elevated elements. It does not provide the same overall assessment as a Level 2 or Level 3 Home Survey.

Aerial images may help identify visible defects, but they cannot reliably establish the condition of concealed roof timbers, insulation, internal finishes or other hidden components.

Can you inspect a roof without scaffolding?

A drone may allow certain roof areas to be viewed without erecting scaffolding, where conditions permit.

However, a drone inspection does not provide hands-on access or confirm the condition of concealed components. If closer examination is required, we may recommend safe access arrangements or further specialist investigation.

6. Damp, Structural Defects and Building Diagnostics

Can you investigate damp and mould?

Yes. Our residential surveying services include the assessment of visible signs of dampness and associated building defects.

The inspection may consider potential contributing factors such as plumbing leaks, rainwater penetration, defective external finishes, ground levels, ventilation and condensation.

The cause cannot always be confirmed during a non-invasive inspection. Where necessary, further investigation by an appropriately qualified specialist may be recommended before remedial work is specified.

Can you identify the cause of cracking or possible subsidence?

We can inspect visible cracking and other signs of movement, assess their apparent characteristics and provide an opinion within the scope of the service instructed.

However, a single inspection may not establish the definitive cause of cracking or prove whether movement is ongoing. Depending on the findings, further monitoring, opening-up works, ground investigation or structural engineering advice may be appropriate.

Do you carry out invasive investigations?

Our standard residential surveys are visual and non-invasive unless a different scope has been expressly agreed.

We do not ordinarily remove fixed finishes, lift fitted floor coverings, dismantle building components or undertake destructive testing as part of a standard home survey.

Where a defect may be concealed, the report may recommend further investigation by a suitable specialist.

Can you tell me exactly what repairs are required?

We provide repair and maintenance recommendations appropriate to the service instructed and the evidence available.

Some defects can be assessed visually, while others require opening-up works, testing or specialist investigation before the appropriate repair specification can be confirmed.

Where further investigation is required, it is important to obtain the necessary findings before committing to a final scope of work.

Do you provide remedial advice?

Yes. We offer building defect assessment and remedial advice, subject to the nature of the problem and the service agreed.

This may include advice on appropriate repair approaches, maintenance priorities and whether a specialist contractor or consultant should be appointed.

Detailed specifications, project management, contract administration and supervision of repairs are separate services unless expressly included in the instruction.

7. Reports, Inspections and Limitations

How long does it take to receive my survey report?

We offer report turnarounds of approximately five working days for the relevant surveying services.

The expected delivery date will depend on the service, property complexity, access arrangements and any unforeseen circumstances. We will confirm the applicable timescale when your inspection is arranged.

Will the survey identify every defect?

No. A survey provides an assessment of the property based on the inspection undertaken, the areas accessible at the time and the agreed scope of service.

Some defects may be concealed by furniture, stored items, floor coverings, insulation, finishes or other building components. Weather conditions, restricted access and the limitations of visual inspection can also affect what can be identified.

The report will describe relevant limitations and recommend further investigations where appropriate.

Do you test electrical, gas or plumbing installations?

A standard building survey is not a substitute for specialist testing of electrical installations, gas appliances, boilers or plumbing systems.

Services may be observed in normal operation where this is permitted, safe and appropriate to the inspection. This does not constitute a full test of their safety, performance or compliance.

Where necessary, we may recommend reports or testing by appropriately qualified electrical, gas or other service specialists.

Will the survey include photographs?

Our reports include photographs to help illustrate relevant defects, observations and areas requiring attention, subject to the nature of the service and inspection.

Photographs support the written findings but do not replace the surveyor's full report, professional opinions or recommendations.

Can you inspect areas that are inaccessible?

We inspect areas that are reasonably accessible within the agreed scope and where access is safe and practicable.

Where an area cannot be inspected, the report may explain the limitation and recommend further access or investigation if the area is material to the property's condition.

Can I use my survey report to negotiate the purchase price?

Yes. You can discuss relevant findings with your estate agent, solicitor and seller when considering the purchase price or requesting remedial work.

A report can provide evidence of defects and potential expenditure, but it does not guarantee a price reduction or establish the property's market value unless a valuation has been separately instructed and included.

You should review the full report before deciding whether to proceed with the purchase.

8. Schedules of Condition and Property Maintenance

What is a schedule of condition?

A schedule of condition is a written and photographic record of the visible condition of a property or specified parts of it at a particular date.

It can be useful for landlords, tenants, property owners and other parties who need a record of existing conditions before a lease, building works or other relevant activity.

Find out more about your requirements when requesting a quotation.

Why might a landlord or tenant need a schedule of condition?

A schedule can help establish a baseline record of visible defects, deterioration and existing damage.

It may be useful when documenting the condition of a property before occupation, before nearby construction works or when agreeing responsibilities under a lease.

It is not, by itself, a guarantee against disputes or a determination of legal responsibility for damage.

Can you survey a property I already own?

Yes. A building survey is not limited to property purchases.

Existing homeowners and landlords may commission an inspection to understand defects, plan maintenance, investigate concerns or obtain professional advice about the condition of a building.

The appropriate service will depend on the specific issues and the level of detail required.

9. Housing Disrepair and Other Specialist Services

Can you inspect a property affected by housing disrepair?

A building surveyor may be instructed to inspect reported defects in a rented property, such as dampness, mould, leaks, defective windows, structural cracking or deterioration affecting the building fabric.

The appropriate scope depends on the purpose of the inspection, the parties involved and the evidence required. Where a report is intended for use in legal proceedings, the requirements should be discussed before instruction.

Find out more: Housing Disrepair Survey.

Can you prepare a report for a legal dispute?

We can discuss inspection and reporting requirements relating to building defects and property condition disputes.

However, not every building survey is suitable for use as expert evidence. A report intended for court proceedings may need to meet additional procedural requirements, including the applicable duties and standards for expert witnesses.

Please explain the nature of the dispute and the intended use of the report before requesting a quotation. Acceptance of such instructions is subject to our competence, independence and agreed scope.

Can you provide an EPC or energy performance assessment?

Please contact us to confirm the availability and scope of the relevant energy performance service for your property.

An Energy Performance Certificate (EPC) is a specific assessment produced by an appropriately accredited energy assessor. It is different from a building survey, which focuses on the property's condition and defects.

10. Fees, Booking and Next Steps

How much does a building survey cost?

The fee depends on the property type, size, age, condition, complexity and service required.

We provide quotations based on the property details and the scope of inspection. Please visit the relevant service page or contact us for a current quotation.

• Level 2 Home Survey
• Level 3 Building Survey
• New-Build Snagging Survey
• Drone Survey

What information do you need to provide a quotation?

To help us provide an accurate quotation, please supply:

• The property address or postcode.
• The type of property.
• The number of bedrooms and approximate size, if known.
• The approximate age of the building.
• The type of survey or service you require.
• Any known defects, alterations or particular concerns.

If you are unsure which survey is appropriate, we can discuss the available options.

Do I need to arrange access to the property?

No. We manage the whole process, just provide us with the estate agent, developer, landlord or other person responsible for the property.

Please ensure that the surveyor can access the relevant areas safely and that any known restrictions are disclosed in advance.

Restricted access may limit the inspection and could result in recommendations for further investigation.

What happens after I receive my report?

Read the report in full, paying particular attention to the overall opinion, significant defects, urgent repairs and recommendations for further investigation.

Where necessary, obtain specialist reports, quotations or legal advice before proceeding with a purchase or undertaking remedial work.

If you have questions about your report, you can speak with the surveyor directly to ask any questions which may arise.

How can I contact Bespoke Building Surveys Ltd.?

We are happy to discuss your property and help you identify an appropriate surveying service.

Bespoke Building Surveys Ltd.

• Website: bb-surveys.co.uk
• Telephone: 0208 137 0540
• Email: enquiry@bb-surveys.co.uk

Ready to arrange your survey?

Whether you are buying a home, checking the condition of a property you already own or investigating a building defect, we can discuss your requirements and provide a quotation for the appropriate service.

Request your quotation today and take the next step towards making an informed property decision.