What is a building survey?

A building survey is a detailed inspection of a property's condition, typically conducted by a qualified surveyor. It involves a thorough examination of the building's structure, including the roof, walls, floors, windows, and doors.

The surveyor identifies any defects, potential issues, and necessary repairs or maintenance. This type of survey is particularly useful for older properties, those that have undergone significant alterations, or buildings that the buyer intends to renovate.

The results are compiled in a report, which can help potential buyers make informed decisions about the property and its future upkeep.

Types of Building Surveys

When choosing a building survey, you typically have three options based on your requirements: a mortgage valuation report, a home buyer's report, or a full structural survey.

Mortgage Valuation Reports

Also known as a Scheme 1 Survey, this type of survey may be requested by buyers or mortgage lenders as an alternative to the Single Survey in a Home Report. A mortgage valuation survey assesses the value of the property and identifies any obvious defects or structural problems. However, it is less comprehensive than a Home Report, which might lead to the mortgage lender requiring additional information.

Home Buyer's Report

Referred to as a Scheme 2 Survey, a Home Buyer's Report is a more detailed version of the Home Report that typically accompanies a property listing. This report includes a valuation and a thorough investigation of any issues with the property. However, it does not involve close inspections of the property's roof or floors, which means some structural issues could be overlooked.

Full Structural Survey

This is the most comprehensive and expensive type of building survey. Usually requested, ordered, and paid for by the buyer, a full structural survey often takes place before making an offer on a property. This type of survey is common for older, characterful properties or those with listed status.

Do I need a building survey in Scotland?

Unlike in England, properties for sale in Scotland have to have a Home Report as a legal requirement of the sale.

A Home Report tells buyers everything they need to know about a property in terms of its condition and market value. Sellers are legally required to order a Home Report on their property before listing it for sale.

A Home Report will typically include the following elements:

• A Single Survey, which tells buyers information that they need to know about a property in terms of its condition and market value, and will likely include a mortgage valuation.
• An Energy Report, which needs to be completed by a qualified practitioner such as a surveyor. The Energy Report includes an Energy Performance Certificate (or EPC) which gives a rating of the energy efficiency of the property and provides recommendations for improvement. The EPC is valid for 10 years.
• A Property Questionnaire, completed by the seller, which covers any queries buyers may have about the property.

So, as a property buyer, you don't necessarily need to order a building survey for a property in Scotland, as for many properties, the Home Report will cover everything you may wish to know.

The Single Survey element of the Home Report should be carried out by a RICS qualified surveyor. It’s also important to note that when the property goes on the market, the Home Report should be no more than 12 weeks old and have the most up to date information on your property.

Buying or selling soon?

No matter what stage of your property journey that you are on, you can find expert buying and selling advice with ESPC. And we are here to help with any mortgage questions you may have.