Building Surveyor
Bruce Spenser MSc LCGI AssocRICS MCIOB
12 Forburg Rd,  London N16
Email 020 8806 2400

Bruce is a  Building Surveyor and offers the following Professional Services:

Combined Structural Survey + Home Report from £400
Home Condition Report from £250
Commercial Surveys by negotiated fee


Party Wall Surveyor
Advice, Notices, Schedule of Conditions & Awards from £400


Projects - All Professional Input
New Build EPCs & Sustainability
Boundary Disputes

Bruce does not charge VAT

Call Bruce on 07927 1234 69

Building Surveys – A Guide – By Bruce Spenser MSc MCIOB

The Construction Industry Council (CIC) has produced a publication entitled, "Definitions of Inspections and Surveys of Buildings". The RICS, CIOB and ISE all produce their own definitions and instructions to members.

There are three main types of Building Surveys offered. These are known as the level 1, the level 2 and the level 3 survey.

The level 1 Building Survey is simply a valution survey which is generally commissioned by a lender for example a building society or bank. The valuer should be a very experienced Building Surveyor and should base his valuation on a comparable propery which has sold recently minus or plus the costs involved of renovating either property. In today's market the valuation surveyors are valuing low!


The purpose of the survey is to give an independent professional opinion to the condition of the structure of the building. The professional has a responsibity to his client which is the lender (not the potential buyer). Thus the level 1 survey is not worthwhile for the residential purchaser - it only gives information for the lender. If a lender wishes a valuation they should commission their own.

The level 2 Building Survey is a strictly regulated survey which grades each element either red, amber or green depended on whether the element has a problem that requires immediate attention, can be dealt with in the course of normal plannned maintainance and repair of the element is in good condition. A valuation will be given and therefore a valuation surveyor must be used - the problem here is that the valuation surveyor will generally not have the necessary expertese to provide a comprehensive report, which is why the this builing survey is limited - you get a valuation with a tick box report!

The level 3 Building Survey is a comprehensive report on construction and condition and will be carried out by an experienced and registered Building Surveyor. It is described by the CIC as a building survey and it is defined as "....an investigation and assessment of the construction and condition of a building and will not normally include advice on value. The survey will generally include the structure, fabric, finishes and grounds; the exposure and testing of services are not usually covered"

 

Areas covered:

A 7 mile radius centred on N16 which includes:


London, East London, North London, West London, South London, E1, E2, E3, E4, E5, E6, E7, E8, E9, E10, E12, E13, E14, E15, E16, N1, N2, N3, N4, N5, N6, N7, N8, N10, N11, N12, N13, N14, N15, N16, N17, N18, N19, N20, N21, N22, N23, N24
Stoke Newington, Highbury, Islington, Shoreditch, Newington Green, Hackney, Tottenham, Green Lanes, Manor House, Turnpike Lane, Enfield, Wood Green, Highgate, Hampstead, Muswell Hill, Hornsea, Arsenal, Finsbury Park, Camden Town, Holloway, Kings Cross, Caledonian Road, Stamford Hill, Clapton Common, Upper Clapton, Lower Clapton, Seven Sisters, Tottenham Hale

A BRIEF CHRONOLOGY OF BUILDING REGULATIONS LONDON

1212 – Thatched roofs banned after a major fire

1666 – Great Fire of London

1667 – London Building Act – introduction of Surveyors

1707 – 1709 London Building Acts

London Building Acts – modelled throughout country

1844 – Metropolitan Building Act

1858 – Public Health Act

1858 – Local Government Act - Deposit of Plans and Drawings

1875 – Public Health act – DPCs, the structure of buildings, ensuring stability and prevention of fires, the drainage and provision of air space around buildings, to ensure health considerations Model By Laws consolidate Building Control

1905 – Model Bye Laws extended by parliament

1925 – Public Health Act

1936 – Public Health Act – British Standards as compliance indicator, Singe Model – voluntary (adoptive) not mandatory

1930 – London Building Act Contains the first party wall act

1939 – London Building Act – contains the amended party wall act

1945 – Water Act

1959 – Rights of light

1959 – Town and country planning

1961 – Public Health Act

1965/1966 – Building Regulations – mandatory (paid out of rates) – Repealed local acts and gave power to minister to make building regs

1984 – The Building Act – consolidated

1996 – Party Wall Act

2000 etc – Building Regulations