Do you need a building survey for a new build property?

The UK has seen a large increase in the number of new housing estates being built in the last few years. With this comes the question - is a building survey for a new build home worthwhile?

It is common to assume that a new build home won’t require a survey. After all, it’s brand new so what could possibly be wrong with it? In an ideal world, there would be nothing wrong at all, and new build homes have a NHBC guarantee in case anything goes wrong (see below for more info about this). But whilst you don’t need to get a survey done on the property you are purchasing, given the hundreds of thousands of pounds it costs to buy a property, we would recommend that a few hundred pounds to conduct a survey is definitely worth it for peace of mind as it could help you avoid expensive and unwanted surprises in the future.

Why is it important to conduct a new-build house survey?

When a homeowner decides to commence a survey, the same problems regularly occur when it comes to new-build homes. The most common issues found when the survey is complete tend to be snagging issues, mainly due to the job not being finished to the standard that would be expected. But our surveys have also found more serious issues, that could lead to problems with damp, ventilation and insulation, as well as have safety implications in your new home! Examples we have seen include:

·      Damp proof courses that have been bridged.

·      Doors and windows badly fitted.

·      Waste pipes and vents not connected.

·      Drainage not connected to the road.

·      Staircases that were stored in the open and have since split and warped as soon as they started to dry out after installation.

·      Coping stones badly fitted causing water penetration.

·      Render badly applied, that isn’t thick enough and is failing.

·      Sliding door screens that are so heavy they could not work.

·      Flashings that have fallen away because they were never fitted properly.

It is much better to sort these issues out before you move into your home.

Types of house survey  

It’s worth noting that in March 2021, the Royal Institution of Chartered Surveyors (RICS) launched new formats for home survey reports. So what was once known as Condition Report, HomeBuyer Report and Building Survey have been changed. 

RICS Home Survey – Level 1

The RICS Home Survey Level 1 is the most basic survey. It is suitable if you’re buying a conventional property built from common building materials and in reasonable condition. It was previously called a Condition Report.

The Level 1 survey provides a ‘traffic light’ rating of the condition of different parts of the building, services, and the grounds, showing problems that may require varying degrees of attention and an assessment of the relative importance of the problems. It also includes a summary of risks to the building, people and grounds. But the report doesn’t go into much detail and doesn’t include any advice.

RICS Home Survey – Level 2

Previously called a Home Buyer Report or Homebuyer survey, this mid-level survey is a popular choice for most people buying a conventional property in reasonable condition. It covers everything you’d get in a RICS Home Survey Level 1, plus we check roof spaces and cellars. 

You’ll also get recommendations for further investigations where the property surveyor is unable to reach a conclusion with reasonable confidence. The report will also give advice on budget for any repairs and on the amount of ongoing maintenance required in the future.

RPSA Home Condition Survey

An RPSA Home Condition Survey is equivalent to the RICS Home Survey Level 2. Offered by the Residential Property Surveyors Association rather than RICS, Home Condition Surveys are produced in a consistent, consumer friendly format. They’re independently checked to ensure consistency and quality. And you’ll get information like broadband speed, damp assessment and boundary issues.

RICS Home Survey – Level 3

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey offered by RICS.

It is a good house survey option if you’re buying a property over 50 years old, of unusual design, is a listed building or in poor condition; if you’re planning to undertake renovations or have any concerns about the property.

The Level 3 survey will include everything you would get in a RICS Home Survey Level 2, plus it will describe the identifiable risk and causes of potential or hidden defects in areas not inspected. It will outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair. Plus you’ll get recommendations in respect of the priority and likely timescale for necessary repairs. While it is a more expensive option, it is thorough. 

RPSA Building Survey

The RPSA Building Survey is the highest level of non-invasive survey from RPSA. You’ll get everything from the Home Condition survey plus more comprehensive descriptions of construction and defects. It also gives explanations of how to go about rectifying defects and the consequences of not doing this. 

Survey versus NHBC guarantee

As mentioned above, you may feel confident that if something does go wrong with your new build, you are protected by the NHBG guarantee. In our experience, unfortunately, this is not necessarily something you can rely on.

The NHBC warranty is a form of insurance. It is supposed to compensate home buyers or fix any faults in the new property if there are problems within the first 10 years. However, many disputes have arisen between home buyers and the NHBC. It’s notoriously difficult to make a claim stick and there’s very limited cover after two years. Too often, many homeowners get a surveyor involved at this stage, rather than before they bought their new property. A simple search on Google for NHBC warranty problems will find lots of examples.

So, which building survey is best if I am purchasing a new build?

We would generally advise that you go with the best survey you can afford. The level 1 and level 2 RICS survey’s will give you some reassurance, but for full peace of mind – and to really safeguard your investment – we would recommend a level 3 RICS survey.

For more information and to see how we can help, please don’t hesitate to get in touch.