Common Issues a Building Survey Can Uncover (and How to Deal with Them)

Buying a property is probably the biggest financial commitment that most people will ever make. It’s surprisingly easy to be charmed by a home’s character, space and appearance, while overlooking what might be hidden beneath the surface. A professional building survey can help protect you as a buyer and help you to understand areas that may need attention.

If you’re not sure which type of survey is right for your home purchase, our helpful guide on choosing the right survey can help. This guide, however, focuses on the RICS Level 3 Building Survey, the most comprehensive type of survey available, and the appropriate choice for many types of properties.

Why a RICS Level 3 Building Survey Matters

Many people, particularly first-time buyers, assume that a property valuation is the same as a survey. It isn’t. Mortgage lender valuations exist to confirm that the property provides sufficient security for the lender. They are not an assessment of the property’s condition and should not be relied upon to protect your interests as a buyer.

A RICS Level 3 Building Survey is a comprehensive, independent assessment of a property’s condition. It identifies defects, assesses their severity, and advises on what action (if any) is required. The inspection covers a detailed visual appraisal of the building and its services, including roofs, walls, floors, windows, doors, cellars, garages, and outbuildings.

The report provides a thorough picture of the main construction elements, their condition, and the risk of any hidden defects. It also includes guidance on maintenance and the likely timescales for any remedial works that may be required.

RICS Level 3 Building Surveys can be carried out on any residential property, but they are particularly well-suited to older, larger, or non-standard homes. This includes Grade I and II Listed Buildings, properties of non-traditional construction, and those that have been significantly altered or extended. They are also the appropriate choice where major refurbishments are planned.

Common Issues Uncovered By Surveys 

Dampness 

Damp is one of the most frequently flagged issues in surveys. It can take several forms:

• Rising damp occurs when moisture travels upwards through walls from the ground, often where damp-proof courses have failed or are not present.
• Penetrating damp enters through defective roofing, deteriorating masonry, or failed window and door seals.
• Condensation can occur if properties are not adequately heated and ventilated, or where insulation is poor.

Left untreated, damp can cause severe damage to plasterwork, timber, and finishes, and can create conditions for mould growth. Remediation costs vary considerably depending on the source and extent of the problem.

Structural Movement 

Not all wall cracks are cause for concern, but some indicate more serious underlying problems. Subsidence (where the ground beneath a property shifts) is one of the most significant issues a surveyor can identify. It can be costly to address and should always be investigated thoroughly.

Our guide to what subsidence is and how it affects property explains the key signs to look out for. Our surveyors will advise on whether any cracking present may be an indication of an underlying problem and appropriate repairs or investigations that may be necessary.

Roof Problems 

A failing roof is among the most costly repairs a buyer can face. When carrying out a RICS Level 3 Building Survey, our surveyors will inspect the roof covering and structure and will commonly identify issues such as missing or slipped tiles, defective flashings, or deteriorating felt underlays.

Timber Defects 

Wet rot, dry rot and wood-boring insect infestations can all present a significant risk to a building if they are left unaddressed. Our surveyors are trained to identify the signs of timber defects and advise on appropriate actions to rectify the problem.

Electrical and Plumbing Issues

Older systems can present serious safety risks and will likely require attention, particularly if you are planning to make alterations to an older property once you have occupied. Our surveyors will inspect and report on each of the services. However, we are not able to offer specialist advice. If there is a problem, we will refer you to a specialist so that you have a clear understanding of the costs involved.

Invasive Plants 

Japanese knotweed is an invasive species that can damage foundations, drainage systems and boundary structures. Its presence must be declared during a property sale and may even affect mortgage lending. Our surveyors are trained to identify invasive plant species and are able to advise on the implications this may have on market value.

Unapproved Alterations 

Extensions, loft conversions, and other structural works often require planning permission and/or building control approval. Where works have been carried out without the necessary consent, this can create complications, particularly if enquiries are not raised during conveyancing. Our surveyors will highlight legal matters for your solicitor to raise enquiries and obtain the necessary documentation.

What to Do When Issues Are Found

Receiving a survey report with several highlighted issues can feel daunting, but it doesn’t necessarily mean your purchase is derailed. The best approach is a measured, informed one, rather than a reactive one.

Start by speaking directly with your surveyor. They can help you understand which issues are cosmetic and which require more urgent attention.

For significant defects, such as structural movement, roof failure, or extensive damp, it’s worth obtaining specialist quotes before proceeding further. This will give you a clearer picture of what any remedial works are likely to cost if you proceed with the purchase.

Once you have obtained this information, you are well placed to negotiate. You can ask the seller to carry out remedial works before exchange, request a price reduction, or in some cases, withdraw from the purchase altogether.

While a RICS Level 2 HomeBuyer Survey will flag the most visible and pressing issues, the depth of a RICS Level 3 Building Survey gives you the information you need to make a fully informed decision, and to negotiate from a stronger position.

Get a Free Personalised RICS Level 3 Building Survey Quote

The exact cost of a RICS Level 3 Building Survey depends on the type, size, and value of the property in question. Our team is happy to advise on which level of survey is right for your property. At Hammond & Shaw, we’ll always discuss any specific concerns before the inspection takes place, and we’re happy to talk through the findings once you’ve had a chance to read the report.

For more information, to discuss your requirements, or obtain a personalised quote, contact Hammond & Shaw today.