Survey level 3, is this right?

[botswanasafarilovers]

Hi , so we've literally just had an offer accepted on a property and we want to get a level 3 survey done. The property is in Dover and it is situated whereby on the right running along side it from the front to the back of the property is a small, very small (arms length) and maybe 10cm shallow stream that I believe leads off from the local river. Part of this stream you can see goes under part of the property. The property was built from what we can tell in 1880s and the owners have stated to their knowledge, there's never been any flooding in the past and have had no trouble getting mortgages or buildings insurance.

For my own peace of mind though, I want to get a level 3 survey done to cover off things like Subsidence...and so on... but my question here is that, I've asked a survey to send a sample report to me to so that I can see what the report will look like. At the bottom of the report it says things like:

"<Company name> gives no representations or warranties, express or implied, and no responsibility or liability is accepted for the accuracy or completeness of the information inserted in the document or any other written or oral information given to any interested party or its advisers. Any such liability is expressly disclaimed"

And in another section it says:

"The above surveys are visual inspections of accessible parts of the property, the purpose of the inspection and report is to present the condition and performance of the property. The report is NOT a guarantee that the property is free from defects other than those mentioned in the report, nor is it an insurance policy"

This leads me to believe that if they basically didn't see the signs of subsidence and missed it, I would have no way to challenge them in court to cover the loss due to their negligence? is that right? What's your thoughts

I think that’s standard on all surveys as they can’t move furniture etc so there maybe something that is missed. Is it an old flour mill?

No no, it's a normal terraced house, just happens to be that 10% of the property over hangs this "stream" and goes between me and the house next to us. Its worth saying that this stream goes under lots of other things two like a main road infront of the property, under shops/houses over the otherside of that main road etc so I feel like its very unlikely to flood... but my biggest concern is things like subsidence caused by the water somehow. Whilst I feel confident that surely this would of happened by now as the propety is over 100 years old, I'm leaving a property that is 20 years old and has subsidence and have had to sell as a loss by a fair margin so I don't want to jump out of one problem into another.

I suspect from the other two comments and yours that this seems to be normal wording but it makes you wonder, what is the point of having the survey if they can say "we missed it, better luck next time sorry." Am I better off just getting a normal level 2?

I know it isn’t what you asked, but I’d be nervous about this and would want some sort of water expert surveying it. Climate change means we can’t rely on historic data to assess the potential for future risk anymore.

Hi there, yeah this is something I had been seeing, but the way I see this, if the property I'm on flooded, it would mean half of dover is too so I guess its okay? 😵

But you're right, I am very nervous about this stream for many reasons but we really really do like this property. We just don't want to buy a new problem though.

Ok do as much due diligence as you can. There are specialist water course surveyors out there, I looked into it a while back as we were thinking of buying a surface water risk property but we didn’t go ahead with the survey or purchase in the end as the neighbours told me not to buy it as it flooded in the past.

I don't think a survey is going to tell you what you are wanting to know. They will just highlight any areas of concern and tell you to get further reports from other professionals if you want to. I was advised that even an old building generally only needs a level 2 survey and to get a level 3 only if the building is in very poor condition/needs major renovation or is listed/in a conservation area. This was the surveyors advice not the agents.

Yep, that's normal and why surveys are a so problematic. I could write now what a good chunk of your survey will say without even seeing your house - so much of the content is essentially disclaimers that will mean you can't blame the surveyor for anything. It's why people are paying extra money for asbestos surveys, electric surveys etc - because surveyors don't check it, on the basis that they aren't the expert and say "if you want this checked, ask an expert", then buyers interpret that as "oh my god, there's a problem, I need to get another survey".

In a case like this, given you have a very particular concern, I would cut out the middle man. Get whatever level RICs survey will give you comfort for the basics and separately get a specialist structural surveyor in with the brief that you want the house checked for subsidence on the basis of the watercourse.

I wouldn't buy this house. No structural survey or report can tell you what's going to happen in the future. A natural water drainage path runs underneath the property. Not for me! GL.

If you are genuinely worried about subsidence then get a separate structural survey. They cost a few hundred pounds and will tell you the subsidence risks. Obviously they will only be able to tell you what can be seen without damaging the fabric of the building.
I guess you could maybe get a drains survey on the water course? They do a video so you could see if there are any cracks.

Do you know Dover? Are you sure you want to buy there?!

Yeah, they are arse covering. You have no come back.

I live in a rental that has a stream running under it, and it IS causing subsidence. The extension is coming away from the rest of the house and there are cracks everywhere.

There’s an easy way to tell how much risk the property is: get quotes for buildings/contents insurance.

We could only get one firm to quote for our contents, nobody else would cover us, and my existing contents insurance provider refused to move my policy over because they couldn’t find anyone to underwrite it.

Contents insurance has gone from £45 to £330 between the two rentals.

What insurance companies say is a really telling sign.

(we are also on a river that has never flooded, but I can literally see this stream running under my house where there is a gaping hole at the front of the extension)

I can understand your concern especially given your previous experience. You could get a structural survey as others have suggested. But it won’t tell you how things could change in the future.