PH Home Surveys of Bolton AND BURY
Highly detailed but easy to read surveys for property purchases.
Home Condition Surveys from £450.
how do i enquire about obtaining a survey?
1) contact me
Please use my contact details or the form below to get in touch and let me know the details of the property that you'd like inspecting.
We can have a chat about why you'd like the property inspecting, your plans for the property and any particular areas of concern you'd like me to have a look at for you.
I can then provide a quote for the cost of the survey for you to consider and confirmation of when I could potentially carry out the survey if you did go ahead.
2) the paperwork
If you're happy with the quote I'll send out the paperwork (usually by email) comprising my terms and conditions, a payment invoice and comprehensive details about how the survey will be carried out.
Once payment is received I'll arrange to visit the property as soon as possible.
I'll carry out all of the required research before I visit the property checking for flood risk, planning permission applications and building regulation submissions etc.
3) the survey
On the day of the survey I'll typically spend around two to four hours at the property carrying out a thorough inspection.
Full details of our inspection process can be found in the seventeen page RPSA document below - "Setting the standards in residential surveying - Survey Inspection and Reporting Standards".
4) after the survey
I'll send out, usually by email, a copy of your full survey report within two working days in most cases.
Once you've had time to read through and consider the contents I'll be very happy to answer any questions you may have.
Home survey
In my Home Survey report, generally designed for simpler or more modern properties, I include everything you’ll find in a standard RICS HomeBuyer Report (also known as a Level 2 Report). I also provide a number of annotated photographs to make it really clear to you what condition the property is in and I offer additional advice where appropriate, including any possible environmental issues.
- I aim to identify any visible problems with the property
- Anything that needs to be investigated further by a specialist. Examples of this would be if there is evidence of ongoing structural movement I would flag this up and advise a report be obtained from a Structural Engineer or if there were high levels of damp when tested I would advise a specialist Timber and Damp report be obtained etc.
- Anything dangerous to you or your family
What's included in a Home Survey (Level 2)?
The inspection:
- The inspection is non-invasive - I carefully inspect the inside and outside of the main building and all permanent outbuildings but I cannot not use force or open up the structure. This means that I cannot take up carpets, floor coverings or floorboards, move furniture, remove the contents of cupboards, roof spaces, etc. or remove secured panels and/or hatches
- If necessary, I will carry out parts of the external inspection when standing at ground level from public property where accessible. I may use equipment such as a damp-meter, binoculars and torch, and may use a ladder for flat roofs and for hatches no more than three metres above level ground (outside) or floor surfaces (inside) if it is safe to do so
- I will endeavour to inspect roof spaces where it is safe and practical to do so (I always try to do this where possible) however, I reserve the right to make a judgement decision on site about the roof space and to not inspect it if it is not possible to gain safe access, or where full access is not possible due to other factors, for example a heavy wardrobe beneath the hatch
The services (cables and pipework etc.):
- Services are generally hidden within the construction of the property. This means that only the visible parts of the available services can be inspected, and I cannot carry out specialist tests. If I am unsure of the safety / condition of services such as electrical, gas or drain installations from what I can see I may suggest a specialist report be obtained
- The visual inspection cannot assess the efficiency or safety of electrical, gas or other utilities; plumbing, heating or drainage installations (or whether they meet current regulations); or the inside condition of any chimney, boiler or other flue. I will offer recommendations as to further inspection if I feel this is required
The outside of the property
- I inspect the condition of boundary walls, fences, permanent outbuildings and areas in common (shared) use
- To inspect these areas, I walk around the grounds and any neighbouring public property where access can be obtained
Limitations of the survey
It is very important to remember that any survey is a snapshot of the visible condition of the property as seen through the experienced eye of the surveyor, subject to the limitations and restrictions imposed by a non-intrusive survey, as it is at the time and day of inspection and it is not a warranty for the property - all any surveyor can do is report on what they can see and cannot be held responsible for hidden defects if there is no visible reason to suspect any such defect exists.
Building survey
In my Building Survey report, a survey designed for older or more complex properties, I include everything you’ll find in my Home Survey Report but the Building Survey (also known as a Level 3 survey) would generally take longer due to the more complex nature of the property and would go into more detail of any issues found in the report, including suggestions as to how these issues may be resolved.
As the building survey is a very bespoke product I do not have a set price plan. Building surveys usually begin at £650.00. Please contact me for a quote.
Areas covered
To provide the best service I generally limit my working area to the BL postcodes shown on the map.
Having lived in Bolton and Bury all my life I have an in-depth, local knowledge of the areas I visit including their infrastructure and history.
This can often be very important in providing a quality, informed appraisal of your property.