Miihaus Surveys

As a Member of the Residential Property surveyors Association (RPSA) we are able to provide a ‘Pre-Completion Inspection’ (that is often referred to as a ’snagging survey’) on your new build home before you move in.

Working with the New Homes Ombudsman, RPSA members have been recognised as having the skills and knowledge to provide you with advice about the quality of your new home. – that have been specifically designed in line with the approved New Homes Quality Board (NHBQ) criteria.

The purpose of a Pre-Completion Inspection (PCI) is to identify any defects or issues in the property that need to be rectified before final handover. This could include anything from cosmetic issues, such as paint touch-ups, to more significant structural defects, such as broken roof trusses.
It is recommended that PCI snagging inspections are carried out by an independent inspector, rather than the developer or builder, ensuring that any issues are identified objectively and thoroughly, without any potential bias towards the builder’s interests.

The Level 2 Survey, formally known as a Home Buyer Survey, is designed for ‘standard homes’ and is a popular survey report for people buying modern properties.

The report comments on every building element and includes photographs to show you any identified defects. It gives a clear summary of problems that may affect the property’s value and provides advice on repairs and maintenance. It also gives information on the area, environment and energy efficiency of the property as well as any legal considerations.

The Home Buyer Survey is a non-invasive survey so is limited to what the surveyor can actually see, so for example, they won’t be lifting up carpets or moving heavy furniture.

The surveyor typically takes four to five hours to thoroughly inspect the property and you can usually expect to receive the completed Home Buyer Survey within a few working days after the property has been inspected.

The Level 3 Survey, formerly known as the Building Survey or ‘Structural Survey’ is the most comprehensive type of survey, and provides detailed advice on the cause, consequence, and repair required for any defects that are identified. This includes the diagnosis and management of any damp.

The Level 3 Survey will also identify potential future issues that may be anticipated due to the age or condition of the property.

It provides advice on the energy efficiency, environmental issues, health and safety issues, and any legal issues that are identified during the preparation of the report.

A Building Survey is recommended for large or unusual properties, old or traditionally built properties, listed buildings, dilapidated homes, and for buildings that are undergoing a change-of-use such as a barn conversion.

Depending on the size of the property the surveyor will spend five or more hours on the survey inspection and the completed report will normally be ready within a further five to seven working days after the inspection has been completed.

Damp is one of the most commonly misdiagnosed property defects and this frequently leads to expensive and unnecessary damp proof ‘treatments’ that can actually cause more damage to the property, and rarely treat the cause of the issue, just the symptoms.

We offer independent advice on the cause and required repair or management program required for issues of damp in residential homes, and we follow the principles and competencies as set out in the joint position statement ‘the Investigation of Moisture and its Effects on Traditional Buildings’.

This methodology uses a whole house approach and includes a thorough inspection of the property to make a full and thorough assessment of its condition and identification of possible sources of moisture, including condensation, ground water, leaks, penetrating damp, deteriorated building materials, and supply services.