Listed Building Surveys - Building Surveyor and Survey Cost
04/10/2019
Listed building surveys are a specialist survey undertaken by an experienced Building Surveyor due to the age, size and nature of the property. As a general rule, if the property was built prior to 1850, such as Tudor, Pre-Georgian, or Georgian, and the property is still standing in its original condition then it is likely to be listed. The surveyor needs to be experienced in looking beyond the appearance and following the trail of any suspected defects.
There are many Royal Institution of Chartered Surveyors (RICS) surveyors who won't undertake a listed building survey as it states in the RICS guidelines for surveyors that:
"the surveyor needs to be familiar with the nature and complexity of the property type and the region in which it is situated."
Listed buildings by their very nature are more complicated to survey because of the historical building materials and style used at the time. You can also find poorly replicated windows and doors that haven't been correctly installed. Over many years of service a surveyor will gain experience working alongside other surveyors to develop the competence required. They may have also obtained the RICS Building Conservation Accreditation.
With a listed building it is often what you can't see at first glance a defect which can prove costly to remedy in the future. We cover below in more detail what defects can be found in a Grade 1 or Grade 2 Listed Building Survey.
Do you need a Grade 1 or 2 Listed Building Surveyor?
We have local building surveyors throughout England. The surveyor will have a minimum of 15 years' experience and specialises in listed buildings. We cover London, Surrey, Suffolk, Kent, Wiltshire, Wirral, Worcestershire, Cheshire and throughout England (not Wales). Call our head office to get a quote and confirm when we are available - 0333 344 3234 (local call charges apply)
Specialist RICS Surveyor - Local Knowledge - Competitive Cost - Same Week Availability
What types of listed building survey are there?
There are 3 survey types - all of which are non-intrusive unless agreed in writing with the seller for the possible costs of repairs/making good to be covered by the buyer/seller:
- Level One: Condition Report
- Level Two: HomeBuyer Report (with or without a valuation)
- Level Three: Building Survey.
A listed building requires a Level 3 Building Survey. The RICS states "This level of service consists of a detailed visual inspection of the building, its services and the grounds that is more extensive than survey level one and two" and "Where a surveyor feels unable to reach the necessary conclusions with reasonable confidence, they should refer the matter for further investigations. However, at survey level three such referrals should be the exception rather than the rule. A survey level three report should aim to provide the client with all the information they need to make a purchase decision"
A listed building survey cost will cost more because of the time the surveyor will take on-site, researching the local area and preparing the report. The cost will be in excess of £1,000 however speak to us today to confirm a quote for your property.
Why is a Level 2: HomeBuyer Report not suitable for a listed building?
The RICS states "This level of service is unlikely to suit unique or older historic properties – although survey level two services may be appropriate for some older buildings, the decision will depend on the surveyor’s proven competence and the nature of the building itself. For example, a survey level two report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client".
Whilst the scope of work in a HomeBuyer Report will suit a flat, bungalow or standard contraction house where the building materials are from the last 70 to 100 years, a building surveyor would struggle to deliver a comprehensive report on a listed building. As highlighted above by the RICS, it is likely the report will recommend that you get a more detailed inspection such as a Level 3 Building Survey.
Facts about listed buildings
Did you know that:
- There are an estimated 500,000 buildings listed (listing entries can apply to more than one building).
- A 'Listed Building' quite literally means it is listed in the 'buildings of special architectural or historic interest' also known as the National Heritage List.
- The youngest listed building (as at press time) was built in 1991-93 and is the Grade II* listed Western Morning News building in Plymouth.
- Listing began during the Second World War as a way to list buildings to be rebuilt post war.
- There are 3 grades:
- Grade I - buildings of exceptional interest (2.5%)
- Grade II* - buildings of particular importance with more than special interest (5.8%)
- Grade II - buildings of special interest (91.7%)
Source: Historic England
What defects can be found in a listed building survey? |
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Rotting timbersSpecialist treatment may be required. Find out more about Timber Frame Houses.
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Poorly installed windowsRepair or installation works need to be completed by specialist tradesman, using bespoke material and the works signed off at building control.
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InfestationsTermite, rodent or wasps nests. Find out more about Infestations.
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Dry and Wet RotSpecialist treatment may be required. Find out more about Dry and Wet Rot.
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