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BUILDING
SURVEY STANDARD TERMS OF ENGAGEMENT
22 November 2003
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1.
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Based on an inspection as defined below, the Surveyor, who
will be a Chartered Surveyor and/or an Incorporated Valuer,
will advise the Client by means of a written Report as to
his opinion of the visible condition and state of repair of
the subject property.
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2.
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The
Inspection
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(a)
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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.
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(b)
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Floors
The Surveyor will 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 attempt to raise fixed floorboards without
permission.
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(c)
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Roofs
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 3.0 m (10' 0") above the floor or adjacent ground.
II might therefore not be possible to inspect roots above
this level; in such cases, pitched roofs will be inspected
by binoculars. The Surveyor will follow the guidance given
in Surveying Safely issued by the RICS in April 1991, which
incorporates the guidance given in Guidance Note G531 on the
safe use of ladders and step ladders issued by the Health
and Safety Executive.
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(d)
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Boundaries,
Grounds and Outbuildings The inspection will include boundaries,
grounds and out buildings. Specialist leisure facilities,
including swimming pools and tennis courts will not be inspected.
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(e)
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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 his inspection, the Surveyor considers that tests
are advisable and, if considered necessary, an inspection
and report by a specialist should be obtained.
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(f) |
Areas
not inspected The Surveyor will identify any areas that
would normally be inspected but which he was unable to inspect
and indicate where he considers that access should be obtained
or formed and, furthermore, he will advise on possible or
probable defects based on evidence from what he has been able
to see.
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(g) |
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 his Report
any restrictions on accessibility to the common parts or visibility
of the structure. The Surveyor will state whether he has seen
a copy of the lease and, if not, the assumptions as to repairing
obligations on which he is working. 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, say, the next decade
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 one block in which the flat is situated.)
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3. |
Deleterious
and Hazardous Materials
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(a) |
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 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.
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(b) |
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 paragraph 2(a) above.
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(c) |
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.
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(d) |
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.
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4. |
Contamination
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The Surveyor will not comment upon the existence of contamination
since this can only be established by appropriate specialists.
Where, from his local knowledge or the inspection, he considers
that contamination might be a problem he should advise as
to the importance of obtaining a report from an appropriate
specialist.
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5. |
Consents,
Approvals and Searches
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(a) |
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.
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(b) |
The
Surveyor will assume that all bye-laws, Building Regulations
and other consents required have been obtained. In the cases
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.
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(c) |
The
Surveyor will assume that the property is unaffected by any
matters which would be revealed by a Local Search (or their
equivalent in Scotland and Northern Ireland) and replies to
the usual enquiries, or by a Statutory Notice, and that neither
the property, nor its condition, its use, or its intended
use, is or will be unlawful.
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6. |
Fees
and Expenses
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The Client will pay the Surveyor the agreed fee for the Report
and any expressly agreed disbursements in addition. VAT will
be payable in addition.
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7. |
Restriction
on Disclosure
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The Report is for the sole use of the named Client and is
confidential to the Client and his professional advisers.
Any other persons rely on the Report at their own risk.
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