Building Surveys

Smith & Garratt understand the fabric of buildings. Every week we advise on a whole range of properties – town houses, cottages, bungalows, farm buildings, buildings in good condition, buildings in shocking condition, buildings with supposedly inexplicable defects, bridges, towers, cellars, sewers.

We survey many properties a year – usually pre-purchase surveys of traditionally-constructed houses and surveys of defective buildings. What kind of survey is right for you …. and when should you consult us?

Regarding home surveys

For a conventional house, flat or bungalow built from common building materials and in reasonable condition, the RICS recommends ‘tick-box’ surveys in RICS pro-forma format. The basic condition survey is known as ‘Level One’; the ‘Home-Buyer Survey’ and the ‘Scottish Single Survey’ are known as ‘Level Two’. The RICS recommends a ‘Level Three’ survey for larger, older or run-down property, buildings that are unusual or altered, or where significant works are planned. This used to be known as a ‘Structural Survey’; it involves a thorough inspection and a bespoke report. Where, at levels one and two, the surveyor recommendations further investigations, Smith & Garratt will provide those investigations. There is no point in Smith & Garratt offering surveys at levels one and two; we survey at Level Three only. To understand the extent of a Level Three survey, the inspection and the report, visit our Guide to Home Surveys.

If you are worried about an issue such as damp, cracking or decay, why not commission a Smith & Garratt single-issue survey … it’s cheaper than having the whole house surveyed at Level Three and we have never yet failed to nail the defect. Smith & Garratt will survey any building or structure, not just residential property.

Case Studies

Surveys of Non-Residential Buildings

Smith & Garratt survey buildings. The greatest number are home surveys, but we survey other buildings too – for example bridges, churches, chapels, barns, mills, towers, pavilions, piers and quays, bridges, a lifeboat station and a racecourse grandstand. Image Gallery Related News John Carr’s Grandstand Feb 21, 2019 Noted Yorkshire architect, John Carr (1723–1807), is … Read more

Building Defects

Smith & Garratt survey buildings. We understand the fabric of buildings, we diagnose defects, we undertake building pathology. Here are examples of some things we see and write about. Fungi Defective chimney flashings – resulted in dry rot (Serpula Lacrymans)18 months later. Ink-caps (Coprinus Domesticus), sometimes known as ‘plaster mushrooms’. Although not destructive like dry-rot, … Read more

...What Our Clients Have to Say

Level 3 Survey

“We would like to take this opportunity to thank you and your team for the professional survey. Living abroad makes this type of quality report invaluable for us to ascertain a decision in regards to a property purchase. After reading your report we came to the swift conclusion that this dwelling would not suit our needs and we feel has saved us considerable money, time and effort in the process. We have no hesitation in recommending Smith & Garratt to other potential clients and should the occasion arise for us to use your services again we know we are in good hands.” - Mr & Mrs G, Cayman Islands

Level 3 Survey

“Many thanks for a quite simply superb and detailed survey. We could not ask for a better one.” - RS, Cumbria

Investigations of Causes of Damp in Listed Houses

“Thanks for your report. I appreciate the time you took in preparing it and also your expert knowledge which is evident throughout. We are going to do the things you suggest, I hope, and I would be pleased to call on you for further advice and guidance in due course.” - GW, Stranraer