Jeremy Leaf, Housing Market Spokesman for the Royal Institution of Chartered Surveyors, offers some guidance about choosing and using a surveyor.
Making the most of your surveyor
Q How much should a surveyor cost? Is there a national standard rate?
A There is no national standard rate for services provided by a surveyor. Each surveyor sets their own charges and the cost of carrying out a RICS HomeBuyer Survey and Valuation or a Building Survey will normally be related to the size or value of the property. Surveyors will usually set their charges having regard to the fee structures of other professional practices in the area but it is worthwhile comparing costs and ascertaining the services on offer.
Q How do I find a surveyor?
A The Royal Institution of Chartered Surveyors can assist you in finding a surveyor in your area who provides the services you are seeking either via their website on www.rics.org or by telephone on 0870 333 1600. Alternatively it is a good idea to obtain recommendations from friends or relatives who have recently used the services of a surveyor.
Q Should I use a lender's valuation surveyor for any extra reports? Why or why not?
A Using a lender’s valuation surveyor for extra reports can be a way to reduce costs as many, but not all, valuers will be able to carry out a private survey for the purchaser at the same as providing a valuation for the lender. Employing two separate surveyors is likely to be more expensive. However, some purchasers prefer to have sight of the valuation report prepared for the lender before deciding to proceed with the purchase and committing themselves to further expense. If the lender’s valuation is substantially below the agreed purchase price or major defects are found the purchase is likely to prove abortive and any money spent on a more detailed survey will have been wasted.
Q Should I use a surveyor recommended by my estate agent? Why or why not?
A Chartered Surveyors have a duty of care to their clients but there is a perception among some purchasers that a surveyor recommended by the selling agent may be less critical of the property being inspected than one who has no contact whatsoever with the agent. Furthermore, some purchasers are wary of their surveyor discussing the results of the survey with the selling agent. Some buyers stall for time by blaming delays on their surveyor being “booked up for weeks”. The selling agent would prefer to have contact with the surveyor to monitor exactly how the sale is proceeding. In most cases it is best to ensure that there is no possible conflict of interest.
Q What should people expect from a surveyor?
A Before instructing a surveyor it is important to establish the exact nature of the service being provided so that the client’s expectations are adequately met. The client can certainly expect the appointment to be made, the survey carried out and the report prepared within a reasonable and usually previously agreed time scale. Some clients like to meet the surveyor at the property during the survey to discuss defects found or to speak to the surveyor on the phone soon after the inspection. Not all surveyors are happy to do this and may only be prepared to have a discussion with the client after the report has been prepared. The client needs to clarify the level of communication which will be provided.
Q What should people think about before getting a surveyor?
A Before getting a surveyor the client needs to think about what they expect to achieve by commissioning a survey and how detailed the information about the property being purchased needs to be. Some clients want to be told about every single minor defect down to a loose door handle or missing bath plug whereas others only want to know whether there is a serious major defect. The type of survey being commissioned will depend on the level of detail required as well as the type and age of the property. An initial discussion with the surveyor should help the client in deciding how to proceed.
Q What should I ask my surveyor before contracting one?
A Before contracting a surveyor to act for you the client should ask whether he has experience of carrying surveys of the type of property being purchased in that location and will be able to meet any required deadlines. In some cases a surveyor finding a major problem will contact the client and ask whether they wish him to proceed with preparation of the report. If no report is required due to the purchase not proceeding a reduced fee may be payable but this needs to be clarified at the outset.
Q What are the common complaints or problems with surveyors experienced by homebuyers?
A Common complaints experienced by home buyers are often the result of lack of communication or a misunderstanding regarding the amount of detail which will be provided in the survey report. Some defects present in the property may have been covered by carpets or furniture at the time of the inspection but become all too apparent when the property is vacated. The test is really whether a reasonably competent surveyor could have identified the defect at the time of the inspection or could have been aware of a potential defect requiring further investigation. In many instances advice given by a surveyor is ignored by prospective purchasers because they are so keen to proceed with the purchase.
Q What can people do if they think they have had bad service from a surveyor - is there a complaints procedure?A If people do experience bad service from a surveyor they should initially contact the surveyor’s practice which should implement its complaints procedure. This will normally involve another member of staff or an associate investigating the complaint to ascertain whether it is a valid one. If a client is still not satisfied they could contact the RICS which can instigate a mediation process. In most cases the matter can be resolved between the parties in this manner but in some cases the clients will wish to exercise their legal rights in the courts.
Q Finally, what three key questions should I ask my surveyor?
A The three key questions to ask a surveyor before giving instructions are :
Are you qualified to carry out the work required ?
When can you carry out the work ?
How much will it cost me in total ?
The best way to get a surveyor to be too busy to help you is to ask “Can I sue you if you make a mistake ?”