What Is a Commercial Building Survey?
In its purest form, a commercial building survey is a fairly standard report, and will cover a lot of different factors involved in purchasing and using a building. For example, we would look at any leases that are still in force when the building is purchased, statutory requirements around its occupation, and the overall condition of the building. Because the report is flexible, it also means that specific areas can be tailored to suit each buyer’s needs. That’s what it is, but how do we do it?
When you commission a building survey, your surveyor will arrange to visit and inspect the property directly with the selling agent. During that visit, they’ll be inspecting every nook and cranny of the building. Of course, surveyors don’t have X-Ray vision, so a survey is usually non-intrusive (no removing fixed wall panels or anything like that). But they do carry a range of tools to help them detect things that can’t always be seen – things like damp meters, laser measures and even a crowbar (to help them look inside drainage inspection chambers). One area that can’t be inspected is the foundations, but the good news is that a decent surveyor will be able to tell from their inspection of the superstructure whether there are likely to be any significant defects with the foundations.
What Does a Commercial Building Survey Report Include?
Within the report, you’ll find a detailed breakdown of what the building is made of, including any unusual quirks with the building structure. It should also explain to you what condition the building fabric is in. It’s important to remember that it’s pretty much inevitable that a second-hand commercial property will need some remedial work done, and your surveyor will explain what works are required when, and some surveyors will even put together a schedule of cost estimates so that you can understand the real financial impact of what you’re buying. You should check with your surveyor about whether they provide cost estimates (since not all do), but at Harrison Clarke, they come as standard.
Because commercial properties are so diverse, ranging from 1950s industrial units to modern-day office buildings, it’s difficult to say what might be affecting the property you’re planning to buy. But there are some common issues we see, and a conversation with an experienced building surveyor can give you an idea of the type of issues you might find.
What Building Services Are Assessed in a Commercial Building Survey?
Most, if not all second-hand commercial buildings will have services installed that have aged, but the issues that come up because of this can come as a surprise to some buyers. Typically, a lot of building services (particularly mechanical ones) will have a life expectancy of around 15 years, and although they can function well beyond this age, it’s difficult to predict when they will need to be replaced. That’s why we work with mechanical and electrical engineers to prepare a full report on the condition of the building’s services if necessary. That said, our building surveyors have a good knowledge ofservices, and for most simple buildings we can explain the implications of the different services, from electrical installations to the legislation surrounding lifts.
What Statutory Issues Are Covered in a Commercial Building Survey?
A lot of people assume that a building survey will just talk about the building itself – but that’s not true! It actually goes a lot further than that, and goes into detail about any potential statutory issues around the type of property it is and the way it will be used. Most people commissioning a commercial building survey are doing it because they want to double-check that there won’t be any nasty surprises down the line, but some will have special requirements they want checked. For example, if they need to fit out the building in a particular way, or want to add value by extending or adding other storeys. Statutory issues are considered, and your report will explain what you can and can’t do with the building. This is one reason you should always discuss why you’re buying the property with your surveyor, so that they can tailor the survey to what you need. After all, it’s rare that two buyers’ needs are the same!
While we’re looking at statutory issues, we’ll also consider a range of different legislation that could or do affect the property, taking a look at things like:
• Building planning history
• Whether the building is likely to meet Equality Act obligations
• Asbestos legislation compliance
• Fire safety issues
If we haven’t been able to review all of the statutory documentation we need, we might recommend that you check that this is up to date with the seller, and this might involve further inspections by third parties.
After all of this, we’ll put together a comprehensive report on the makeup and condition of the building, as well as setting out any future maintenance and remedial requirements we find. The report should not only fulfil your needs, but ensure that you’re able to operate your building in compliance with the law of England and Wales. And of course, we’ll explain what costs are involved in all of it.
What Should You Do After Receiving a Commercial Building Survey?
With a report as complex as most commercial building surveys are, there will inevitably be some questions. We’d be worried if there weren’t! Once you’ve received your report and read it, it’s critical that you speak to the surveyor who prepared your report. They will be able to talk you through any issues you might have, and help you understand the report and the next steps with the property. This could be anything from helping you to renegotiate the asking price to arranging for further inspections. Yes, it’s a complicated report, but it should be able to give you everything you need in a comprehensive manner.
At Harrison Clarke, our surveyors work with you until you’re happy that you’re making the right purchasing decision. So if you’re looking to buy a commercial property and need a hand making sure you know exactly what you’re buying, give the team at Harrison Clarke a call, and we would be happy to help.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
At the time of writing, we have a total of 155 reviews across Trustpilot and Google. We are proud to say that the average rating is over 4.9/5.
