
Understanding the Limitations of a Property Survey
When arranging a property survey, it’s essential to understand both the scope and limitations of the inspection.
While property surveys provide invaluable insights into the condition of a property, there are certain factors, particularly when a property is occupied, that can impact the depth and accuracy of the survey. By understanding what to expect, you'll have a clearer view of the limitations and what can be realistically assessed during the inspection.
1. Occupied Properties and Access Limitations
When a property is occupied, it’s crucial to recognize that the vendor’s personal items, furniture, carpets, and insulation can create limitations for the surveyor. These items often block access to key areas like the loft, under-floorboards, or parts of the property that might reveal structural issues. However, it’s important to remember that the survey is conducted on someone else's property, and it is unreasonable to expect vendors to move personal belongings or adjust their living arrangements just for the survey.
Surveyors are bound by what is visible and accessible on the day of the inspection. The survey is non-intrusive and, by its nature, does not require us to ask vendors to clear their property. If significant areas are blocked or inaccessible due to the vendor’s possessions, this will limit the thoroughness of the survey.
2. What We Can and Cannot Do
All RICS surveys are non-intrusive by design. This means we cannot lift carpets, move furniture, or disturb insulation materials. Our role is to visually inspect accessible areas of the property, including the exterior, roofline, windows, and visible internal structures. We examine the condition of walls, ceilings, floors, and any external features that could indicate issues with the property’s fabric or structure.
For example, if there are visible cracks on external brickwork, we may be able to deduce that there could be corresponding internal cracks that suggest structural movement or subsidence. However, we can only base our findings on what is visible and accessible. If an area is obstructed by insulation, furniture, or personal items, we cannot assess it thoroughly. We may identify concerns based on what we can see and recommend further investigation by specialists who can access those hidden or obstructed areas.
3. Building Pathology: How External Conditions Influence Internal Findings
Building pathology is a key aspect of a surveyor’s role. It involves understanding how buildings age, degrade, and react to environmental factors over time. External conditions, such as cracks in the brickwork or roof damage, can often offer clues about potential internal issues.
Surveyors inspect hundreds of properties and have years of experience working with various types of construction, from Victorian terraces to post-war homes. This experience allows us to identify typical defects in buildings based on their age, type, and the materials used. For example, a house built in the 1900s may have certain common issues like subsidence or cracks in the brickwork, which are not unusual for properties of that age. By understanding the age, style, and typical defects in these properties, we can provide context for any findings and offer advice on whether the issues are minor and manageable or significant and requiring attention.
For instance, when we see cracks in the external brickwork, it may suggest that the property has experienced structural movement. These cracks could be a sign of subsidence, settlement, or thermal expansion. Often, these external cracks correspond to cracks or damage found inside the property, particularly in the same areas—such as along internal walls or ceilings that mirror the location of the external cracks. By studying these patterns, we can assess the severity of the issue and determine whether it requires immediate attention.
4. The Importance of External Observation in Determining Internal Issues
The principle of external conditions dictating internal problems is key to a property survey. While we may not have the ability to lift carpets or disturb insulation, we can make informed judgments based on the property’s external features and how they may affect the interior.
Take, for example, the condition of the parapet wall. If we observe poor flashing or poor lead detailing along the parapet, this could indicate that water has been penetrating the roof or loft space. Poor lead detailing often results in leaks, which can eventually lead to dampness or water damage in the internal ceiling or walls. In this case, the external observation of faulty lead work gives us a strong indication that there may be a corresponding issue inside the property—such as stains on the ceiling or signs of dampness along the internal walls near the roofline. Identifying such external defects allows us to recommend further investigation of the interior, especially in the loft space, to determine the full extent of the damage and whether repairs are necessary.
5. Survey Limitations and Managing Expectations
It is important to manage expectations when it comes to property surveys. While we strive to provide a comprehensive overview of a property’s condition, we are limited by the access provided. We cannot lift carpets, move furniture, or perform invasive tests. The survey is intended to give a snapshot of the property’s visible condition, including any structural concerns, signs of damp, or defects in the exterior.
If areas are inaccessible, such as parts of the loft or under-floor spaces, these areas will not be included in the assessment. While surveyors conduct a detailed visual inspection, we can only assess the property as it stands on the day of the inspection. Any concerns raised from the survey that require further attention or deeper investigation will be flagged, and we will advise on the need for specialized assessments.
Conclusion
Preparing for a property survey means understanding the limitations and scope of the inspection. While we will do our best to inspect what is visible and accessible, the survey is non-intrusive and based on the conditions at the time of inspection. External conditions, such as cracks in the brickwork or roof issues, often correlate with internal problems, and these insights can provide valuable information for any potential buyer. However, access restrictions due to the property being occupied may limit the survey’s comprehensiveness.
At Tollington Surveyors, we specialise in providing realistic, professional property surveys with a focus on North London’s unique architectural landscape. With years of experience inspecting properties of all types and ages, we combine our expertise in building pathology to give you a true understanding of the property’s condition. By examining the property’s external features, understanding its age and construction, and drawing on our extensive experience, we can offer practical advice on whether any issues are significant or something you can comfortably manage.
If you have any questions or would like to arrange a survey, feel free to contact us.
Tollington Surveyors is a small, locally-focused surveying company based in Stroud Green, and dedicated to serving the Haringey area. Learn more >