Survey on new build?

[GreenTea70]

Am buying a new build property, downsizing so luckily don’t need a mortgage. Should I get a survey?

Oh god yes!!! Most defects on a new build house will be apparent within the first two years post build. I would ask for a full structural and possibly even a ground survey (or ask to see the ground survey that the builder ought to have had done).
Things I’d want checked out would be:-

• Who provides the latent defect / house warranty and who underwrites that warranty - check that your mortgage provider will accept this warranty. Avoid CRL and ARK.
• Contaminated land / flood risk report.
• All building regs reports and certificates are present and correct.
• Surveyor needs to roll up sleeves and check general quality of build and finish - any snags have been attended to, settling period is done and any residual damp attended to. Needs to get up into roof space.
• air pressure test certification completed.

Get your lawyer to check

• the extent and duration of any developer convenants which will probably be in place.
• any estate charges for communal land space.
• the solvency of the developer....you may need them to be around to attend to snags for a good while.

You’ve actually got your work cut out. Don’t think a new house needs zilch work....if anything you’ve got to do your homework really carefully.

Add into this: check the drainage is in the correct place, eg no unexpected manholes! Also that the road will be adopted by the highways authority.

If it’s a new estate, see if the internet providers have laid cable yet. In a private estate, they are under no obligation to do so.

If it’s a brand new build I wouldn’t bother as it will have a guarantee ( 10 years ?). So any problems that arise ( if any ) will be covered under the guarantee.

I thought the same chumleymouse about the guarantee - developers 2 year and building 10 year. My Solicitor mentioned having a survey done and I was quite shocked. It’s a small development of 11 homes. Will be private road. Cable etc all in. Drainage all at front in road. No contaminated land or flooding. Estate charges have seen and are ok.
By covenants do you means what’s stated in the Deeds? The developer has got a whole section on ‘Rights to enter...’ even though it is a freehold property.

Why is it a private road? Very expensive maintenance in the future. Very. All the drainage will be private too quite possibly. Why isn’t the road being adopted?

I think a lot of the questions could be posed by your solicitor. You could just take the quality of workmanship as a given and not have a survey.

@GreenTea70....I’m a self builder. It would be remiss not to get a survey done, please listen to me. With regards to structural defect warranties this is not some kind of blanket insurance as other posters have indicated to you! Structural warranties across the industry are all notoriously slow and poor at managing claims and paying out promptly- even big names like NHBC, LABC etc. Many builders source the cheapest possible warranty they can lay their hands on and whilst the mortgage provider demands one, they’re often not worth the paper they’re written on in terms of your practical ability to successfully make a claim. Assessors always push back on the builder or developer to sort problems and snags out...especially in the first two years. BUT they are an essential item to have in the purchase in case YOU need to sell your house in the future and your buyer has a mortgage. Get a good survey done please.

@Chumleymouse

If it’s a brand new build I wouldn’t bother as it will have a guarantee ( 10 years ?). So any problems that arise ( if any ) will be covered under the guarantee.

The fix might be covered under the guarantee, but without a survey the problems might go unnoticed in the first place!

I’d get an independent snagging survey done for sure.
New builds are often dreadful for defects

Thanks for all your wise words they are much appreciated
I managed to find a surveyor yesterday who was able to hopefully go into property on 19 jan. estate agent dealing with developer calls and says he is not allowed in to survey until I have exchanged. This seems a crazy idea. I am totally fed up with the developer calling every single shot and if my situation wasn’t so bloody precarious - as in my job etc - I would tell them to do one!

The nhbc warranty isn't worth the paper it's written on. They're usually on the builders side by all accounts. I live in a new build - the management fees are ridiculous for some people on my estate

What puzzles me is why would they not let my surveyor in prior to exchange? If it is to this ‘exceptional quality done to the highest standards’ they keep banging on about then surely they would be proud to show it off.

estate agent dealing with developer calls and says he is not allowed in to survey until I have exchanged.

Alarm bells! If the developer was confident in the build quality then it wouldn't matter if the survey took place before or after exchange. That attitude would make me even more insistent on survey before exchange!

@GreenTea70

What puzzles me is why would they not let my surveyor in prior to exchange? If it is to this ‘exceptional quality done to the highest standards’ they keep banging on about then surely they would be proud to show it off.

Too right! Put that to the estate agent and stand firm.

estate agent dealing with developer calls and says he is not allowed in to survey until I have exchanged

That sounds really dodgy indeed.

If they do hold to that line then perhaps simply say that you want another look at the house on a certain date.

Then, just bring your surveyor with you.

I agree my alarm bells are ringing and have been for other issues. But online it seems to appear that some developers do play this way. What happens if I exchange, have survey done and they find a major problem? What happens then - would I loose my deposit money?

As someone who works for a developer, YES get a survey!!

You are absolutely allowed to survey before exchange so that's bollocks

@whataballbag Does your developer do the same thing?

Yes definitely.
We live in a road where there are 3 houses just built by a private developer - seeing them go up, there is no way I would contemplate ever buying one without arranging for an independent surveyor to go over it with a fine tooth comb.

We allow surveys as long as you've actually reserved the house (ie paid the £250 reservation fee)

Paid £1000 deposit back in mid October.
Have spoken to EA and basically said that I am getting to the end of my tether regarding this developer and their demands. I am not prepared to spend 400,000 of my hard earned cash on something that I can't get some assurance on before I purchase it. Think I made my point loud and clear - lets hope there is some movement from the developer.

We didn’t manage to get a surveyor in before purchase. In retrospect, we should have pushed to get this done but we were first time buyers and were easily persuaded that it wasn’t necessary. The house was an obvious mess the day it was handed over so we got a surveyor in promptly and just as well that we did. Their report proved invaluable in getting stuff fixed. My top tip would be to veto the developer installing flooring, wardrobes etc. It was a hassle to co-ordinate the contractors later but it meant there was nowhere for the developer to hide and one of the major issues noted would have been covered up by the flooring. Good luck!!