Our Services

This is our "best-selling" Survey Report as it provides clients with a comprehensive overview of the condition of a house, without being as detailed or as technical as a Level 3 Building Survey, on which they can make an informed purchasing decision and at reasonable cost. Click Attachment - Sample L2 HBS.pdf to view a copy example Level 2 Home Buyer Survey report in our bespoke format. As with any Level of Survey Report, you should check what you may be offered as a Level 2 Home Buyer report, and also who may be preparing the report (see https://www.edwardsgenesis.co.uk/page/choosing-a-surveyor) as standards vary widely.

Survey Level 2 - Home Buyer Survey
This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a Level 3 service. The focus is on assessing the general condition of the main elements of a property. This intermediate level of service includes a more extensive visual inspection of the building, its services and grounds, but still without tests. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars). The report objectively describes the condition of the different elements and provides an assessment of the relative importance of the defects/problems. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigations should be made. This level of service suits a broader range of conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member. This level of service is unlikely to suit:

• complex buildings, for example those that have been extensively extended and altered
• unique or older historic properties – although Survey Level 2 services may be appropriate for some older buildings, the decision will depend on the RICS member’s proven competence and knowledge and the nature of the building itself. For example, a Survey Level 2 report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client or
• properties in neglected condition. 

This is an entry level Survey Report for those purchasers requiring professional advice from a member of RICS at an economical fee. It is, however, only suitable for small, relatively modern houses of conventional design and construction and that have not been significantly extended or altered; as a general guide we will usually only prepare Level 1 Condition Reports on relatively small house built within the last 20 years, typically on an estate, and that have not been greatly extended or altered. Click Attachment - Sample L1 CR.pdf to view a sample of a Level 1 Condition Report.

Survey Level 1 - Condition Report 

This service is designed for clients (buyers, sellers and owners) seeking a professional and objective report on the condition of the property at an economic price. As a result, it is less comprehensive than Survey Level 2 and Survey Level 3. This level of service includes a visual inspection that is less extensive than for the other Survey Levels. No tests of the building fabric or services are undertaken. The report objectively describes the condition of the building, its services and the grounds. It highlights relevant legal issues and any obvious risks to the building, people or grounds. The report is succinct and provides an assessment of the relative importance of the defects and problems. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigation should be made. A Survey Level 1 report does not include advice on how to carry out repairs or on ongoing maintenance and this, combined with the less extensive inspection, usually means it is better suited to conventionally built, modern dwellings in satisfactory condition. It will not suit older or complex properties, or those in a neglected condition. 

There has never really been a satisfactory form of survey report suitable for flats and apartments so we have designed this to try and fill the gap!

The Flat Buyer Report is generally suitable for modest size, purpose-built flats and apartments, and in some cases those created by conversion of old industrial, religious or commercial buildings (see *note below), so long as there is a formal Management Company responsible for maintenance of the communal areas and most of, if not all, the outside parts of the building(s) and the grounds. 

The Flat Buyer Report can be provided with or without a Valuation Appendix.

Click here to view a copy example of this type of report.

*note - the Flat Buyer Report is unlikely to be appropriate for flats and apartments in small-scale developments such as those created by conversion, often many years ago, of say a large Victorian house. In many cases such developments do not have a formal management company and service charge arrangement and repairs and insurance are often carried out on an ad hoc/as the need arises basis through an informal "committe" often run by one well-meaning resident. This type of building can have forseeable major repair and renewal liabilities and costs that may not be related to the flat you are planning to purchase (for example, re-roofing of a 3-storey Victorian house with the roof being over the top floor flats whereas you are buying one at ground floor level) and for which there are no funds held in reserve so there may be a call on the residents to pay a capital sum towards the cost). In cases such as this some form of Level 3 Survey may be apppropraite but ideally covering much more of the building than just the subject flat! Please contact us, without obligation, to discuss the position and what may be appropriate if you are considering buying a flat of this type.

Important note

Whether this report has a Valuation Appendix or not, a very important aspect of purchasing a flat, apartment or maisonette is that the property is likely to be held Leasehold (Freehold flats and similar are rare and not usually acceptable as securities for mortgage and other loans) and there is usually a provision in the Lease whereby the property owner or occupier is obliged to contribute towards the cost of maintenance of parts of the development within which the property is located (i.e. the buildings, the communal areas and grounds) usually through payment (often monthly, quarterly or annually) of a service charge to a designated Management Company. The Management Company will also usually be responsible for maintaining a buildings insurance policy in respect of the buildings and other parts of the development. It is essential, therefore, that your legal adviser checks the details of the Lease, the management and any service charge and confirms to you that these are satisfactory and would meet the requirements of a mortgage lender even if you are purchasing without a mortgage.

Edwards Genesis have developed the Main Building Structure and Fabric Survey (MBSFS) as a condensed form of a traditional and often very detailed Building Survey (sometimes still referred to as a "structural survey") for use in circumstances where a Building Survey is not considered necessary or appropriate by the client and/or the surveyor. There are several circumstances where this may be the case and each property will need to be judged on its merits but the most common scenario is in respect of a proposed purchase of a property known to be in poor condition and in need of extensive repair and refurbishment and where the client does not need to pay the surveyor to tell him/her what is already known and has been budgeted for – e.g. replacement of windows, refurbishment of kitchen and sanitary areas, replastering, renewal of service installations etc. Another possible case would be a newly refurbished older property with new kitchen and bathroom facilities, new services, replacement windows and doors etc. and where the client's main concern is the underlying condition of the building structure and fabric rather than cosmetic items and non-structural items. Click Attachment - Copy example - MBSFS.pdf to view a sample MBSFS.

Please go to the separate section headed "Help to Buy" if you require an RICS Registered Valuer's Report for redemption of an assisted-purchase loan under the Government Help to Buy (H2B) scheme administered by Homes England.

A valuation report may be required for many purposes including property purchase, matrimonial matters, probate, taxation and insurance. A valuation report is usually based on a limited "walkthrough" inspection of the property and should not be confused with a survey report, which would be produced after a much more detailed examination including, for example, roof spaces, sub-floor voids, high level areas, flat roofs, and drainage chambers. A valuation can be included as an Appendix to any Level of Survey Report.

PLEASE NOTE: RICS Survey Standards changed in 2020 and the new Home Survey Standard became MANDATORY for all members of RICS producing Survey Reports on residential property w/e/f  1st March 2021. 

Any of our Survey Reports can be provided with or without valuation advice. You should note, however, that ANY valuation work undertaken by ANY member of RICS MUST be  carried out by a Valuer Registered by RICS (RICS Registered Valuer) and MUST comply with the RICS Valuation - Global Standards 2022 (often referred to as The Red Book). We are RICS Registered Valuers.

If you are buying a house with a Bank or Building Society loan the lender will probably require some form of Valuation Report but the valuation process is usually outside the buyer's control and the mortgage valuation is NOT a survey! It has become increasingly common for mortgage lenders to rely on remote/desktop valuations (i.e., they do not instruct a valuer to visit the house). You should commission your own indpendent survey from a Chartered Surveyor. Watch the RICS information video here

Click here for an example Valuation Report.

If you purchased a house under the Government Help to Buy (H2B) scheme and you now wish to redeem the assisted purchase loan, either on sale of the house or because you are re-mortgaging with another mortgage lender, you will have to obtain a Valuation Report and this must be prepared by an RICS Registered Valuer. The H2B scheme is managed by Homes England and you can find more information at https://www.myfirsthome.org.uk/

We are RICS Registered Valuers and we have now carried out hundreds of valuations for the H2B scheme. We can provide an efficient and cost-effective service. Please contact us for further advice and a fee quote.

This is a report we have devised to assist clients purchasing a brand new house and who require assurance as to the standard of construction and workmanship, compliance with Building egulations etc. Traditional Survey Reports are not really suitable for new-builds as they are generally designed to report on "defects" that may take many years to develop (dampness, structural problems etc) and to report on areas of lack of maintenance, past extensions and alterations etc.

Click HERE to see a copy example of a New-Build Inspection Report.

PLEASE NOTE: RICS Survey Standards are changing during 2020 and the new Standards will become MANDATORY for all members of RICS producing Survey Reports on residential property w/e/f December (deferred from June due to the Coronavirus pandemic). We are presently upgrading our Survey Report formats to meet the new "Benchmarking" system by which Levels of Survey Report produced by any member of RICS are to be judged. Accordingly this part of our website is presently under constant development. Please contact us should you require any further information.

Please note that any of the 3 Levels of Survey Report can be commissioned by the owner/vendor of a property; they are designed as pre-purchase reports but some property owners, especially those who are considering placing their house on the market, want an independent and professional opinion as to its condition, perhaps so they can plan for future maintenance, carry out essential repairs as part of a proposed refurbishment scheme, or because they would like a "steer" as to the sort of issues that may be raised should any prospective purchaser of their house have a survey undertaken - "forewarned is forearmed"!

These are usually prepared to document the condition of commercial properties before a Tenant commits to a lease that requires the Tenant to maintain all, or part(s), of the premises during the Lease term. Schedules of Condition will include a photographic record.

Click here to see an example Schedule of Condition.

Allegations of Valuer/Surveyor negligence, defective building work and other disputes relating to land and property matters.

Edwards Genesis can advise on lease negotiations/renewals, rent reviews and other related commercial property matters. Contact Simon Miller FRICS MRPSA to discuss your requirements.