Wrong Level Survey

[Mr_Green]

Hello,

I've had a G2 listed for about 6 months, we've got a few leaks as to be expected.

Now I checked the survey again and the chap didn't do much more than peek into the loft. If he'd have gone in he'd have seen some issues with the lead gulley and affected joists.

I must have been naive to think he knew his stuff. He's a RICS fellow and didn't advise us to have a 'Level 3' as you should with all listed buildings according to the RICS website. So we had nothing more than a Level 1 Homebuyers it seems. Bobby-basic.

I'm a bit miffed to say the least, I've learned a lot in the 6 months we've had the place. But this is a huge oversight on my behalf and his - surely he should have advised of appropriate survey levels.

Anyway, looks like a new roof could be in order. Sigh.

Has anyone encountered something like this before? Is there anything I can do apart from sucking it up?

 

[a twig]

There are many threads on here about the worthlessness of the majority of surveys and surveyors, afraid it’s a bit of caveat emptor situation, it would be very hard to prove negligence

 

[Lacan07]

Ouch, new roof! Sorry to hear that.

The other thing about surveys is, despite any deficiencies of the people undertaking them, they're only really as informative as your ability to interpret them. Not just in regard to what's written but also what's not written. For most of us here its been a case of filling in the blanks.

 

[Kearn]

afraid RICS is self evaluating and completely closed doors. The complaints procedure effectively doesn’t exist beyond theory. On top of that they’re not really fit for purpose when it comes to old buildings, at any Level of survey - very very very few surveyors who understand period properties have RICS membership. It’s a bit of an industry of its own that has created a niche that almost becomes essential for purchase via certain agents/lenders.

At least you didn’t waste more money on a level 3 survey which would probably have been the same person and told you not much more.

 

[Mr_Green]

afraid RICS is self evaluating and completely closed doors. The complaints procedure effectively doesn’t exist beyond theory. On top of that they’re not really fit for purpose when it comes to old buildings, at any Level of survey - very very very few surveyors who understand period properties have RICS membership. It’s a bit of an industry of its own that has created a niche that almost becomes essential for purchase via certain agents/lenders.

At least you didn’t waste more money on a level 3 survey which would probably have been the same person and told you not much more.

Haha, very fair point indeed.

 

[Toby Newell]

There are many threads on here about the worthlessness of the majority of surveys and surveyors, afraid it’s a bit of caveat emptor situation, it would be very hard to prove negligence

Now, I hope the person in question doesn't see this as there may be legal ramifications occurring but I think I have the ultimate example of this. A recent client paid I think several thousand for a level 3, who did he choose? Arguably the top person in the country, no other than the president of RICS who is also on the parliamentary steering committee, at least that is what his website says. (Apparently) this dude writes the guidelines!

Missed the glaringly obvious. Floor removed (I restored) raised, new roof required to front, didn't note a number of alterations that were structurally important. Like the fact that all the roof rafters had been cut, or the tie beam chopped in main bedroom...

I deal with architects on multi million pound projects who don't have a clue, my advice, ask a good timber framer. In this case (how the client found out) the 19 year old timber framers son said "'ere Daaad, that don't look right..."

 

[stuart45]

A lady I did some work for got over 10k from her surveyor's insurance for missing a number of defects. She was asking for 40k, but in the end accepted 10k and had to agree to not naming the company.

 

[Toby Newell]

It's a tough job I agree but I have seen many reports that are ridiculously poor and one from a recent client enquiry that was obviously incorrect with malice as it was shamefully misleading and paid for by the estate agents. Criminal fraud really.

 

[Imari]

When I sold my previous house a survey was done on behalf of my buyers., It took about 15 minutes and no floors under carpet were looked at, just a walk around. No sheds inspected either. That's when I decided I would not have a survey if I could avoid it - better to save the money for repairs and get a real workman, builder, carpenter to have a scout round with no liability on his part. I found out a lot of important things from doing that and the report was verbal, instant, and explanations easy to understand. That did save me from buying a wrong house too - so I believe

 

[Mrs McG]

Has anyone encountered something like this before? Is there anything I can do apart from sucking it up?

As your survey was level 1 then I think you might struggle to find grounds unless the problem was glaringly obvious without any need to really investigate things like loft spaces. Broadly speaking, Level 2 ought to flag what might need attention (although again many surveyors say upfront that they won’t lift or move anything etc to inspect) and level three ought to give you the technical details of construction etc. regardless of whether there’s a problem with it.