Alan Thomas Chartered Surveyors
Alan Thomas Chartered Surveyors
Architectural and Surveying in South Wales



Surveys are the ideal way to ensure peace of mind and take the uncertainty out of house buying. Not only does this reassure you that you are paying a reasonable price for your house but it will also highlight any defects the property may have.

Alan Thomas is a Fellow of the RICS (Royal Institution of Chartered Surveyors) so you can be assured that the surveys will be carried out to professional standards.

Valuation Report

This report is normally requested by building societies and banks who fund your property purchase. If you are obtaining a mortgage then your funder will require a Valuation by one of their Panel Surveyors for their own purposes, to ensure that if the mortgage is unpaid, then the outstanding amount of the mortgage will be covered.

If you are paying cash for a property and are not seeking a mortgage you may wish to commission a Valuation Report to ensure that the purchase price is reasonable and that any major defects are identified by the valuer.

Valuations are also required during matrimonial disputes, for tax purposes, and probate. Alan Thomas are fully qualified to carry out these Valuations.

Building Survey

The Building Survey used to be called a Structural Survey and is the most detailed of the three reports. There is no standard form but we have developed own detailed report format.

We will examine and report on chimney pots and stacks, the roof cover, soffits and fascias, gutters and downpipes and look at all external walls to see if there is any current evidence of settlement or subsidence.

We will examine windows and external timbers and endeavour to identify a damp proof course. We will lift inspection chambers to examine the drain runs, advising on the necessity or otherwise of a drains test if there is visual evidence within the inspection chamber or around it, or on the building, of drainage problems.

We will also examine the site, identifying any visually apparent problems with the boundaries. We will also advise if he considers that trees represent a threat to the stability of the building.

Inside the property we will go into the loft, if access is available, to inspect the structure of the roof, the insulation, any water installation and examine chimney stacks, checking if there is adequate support. The composition of ceilings may be noted together with the condition of any wiring found within the loft.

We will then examine the underside of the ceilings and check for signs of movement which may indicate roof spread, and then inspect all internal walls to see if there are any signs of settlement or subsidence. We may recommend immediate remedial action, or monitoring of cracks within internal and external walls.

A damp test will be carried out to accessible ground floor areas. This can give an indication of whether subfloor timbers, which are not usually inspected where there are fixed floor coverings, or if floor boarding has not been lifted, are at risk from dry or wet rot problems.

We will then inspect timbers, plumbing, electrics and heating. If there are obvious problems here we may recommend specialist reports. The report may culminate with a Schedule of Repairs on a separate sheet which you can hand to a Building Contractor to obtain a quotation for any works necessary before you exchange contracts on the property.

The Building Survey can include a valuation on the property, and a reinstatement value. We will discuss these options with you and confirm exactly what is and what is not covered under a Building Survey by confirmation letter when you ask for a quotation.

Home Buyer Report

What you can expect from the RICS Home Buyer Report (HBR)

The main purpose of the Surveyor carrying out the HBR is to help you to:

  • Make a reasoned and informed decision on whether or not to go ahead with buying the property;
  • Make an informed decision on what is a reasonable price to pay for the property;
  • Take account of any repairs or replacements the property needs; and
  • Consider what other advice to take before exchanging contracts or concluding an offer.

The Report covers the inside and outside of the building, the services and the site and includes:

  • Details of the general condition and particular features of the property;
  • Condition ratings for elements of the structure of the building, the services and any garages and permanent outbuildings;
  • Particular points you should refer to your legal advisers;
  • Specific risks associated with the property; and
  • Other relevant considerations - for example, the location, the local environment and the energy performance of the property (if available).

When the HBR won't do

The HBR may not be considered suitable for a prospective purchase if the property:

  • Is not considered traditional;
  • Is not is a reasonable condition;
  • If you are planning major conversion or renovation works; or
  • If you would rather have a more in-depth survey done.

In any of the circumstances a Building Survey may be the better option for you. It is slightly more expensive than the HBR but it does provide a more detailed assessment of the condition and construction of the property and will contain technical advice on any problems and work needed to put them right.

Alan Thomas Chartered Surveyors, Tivy Dene, Bridge Street, Newcastle Emlyn, Carmarthenshire, SA38 9DX. Tel: 01239 710790 - Sun 20 Jan 2019 05:16:44