A building inspector examining the the steel girders in a building under construction. Ho

NON STANDARD CONSTRUCTION HOUSE SURVEYS
CHARTERED BUILDING SURVEYORS & ENGINEERS

Non-standard construction houses, encompassing structures built with materials or methods differing from traditional brick or stone walls with tiled or slated roofs, present unique considerations for prospective buyers and homeowners. Understanding the various types of non-standard construction and their implications is crucial for informed decision-making. Serving Cheshire, Lancashire, Liverpool, Manchester, North Wales and across the North.

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WHAT ARE NON STANDARD CONSTRUCTION HOUSES?

Residential properties are generally categorised as either ‘standard’ or ‘non-standard’ also referred to as non-traditional construction. A ‘standard’ property typically refers to a home built with brick or stone walls and a pitched roof covered with slate or tile. In contrast, properties that are considered ‘non-standard construction’ may have some of these features but have a steel, timber or concrete frame. While buying a standard property tends to be straightforward, purchasing a non-standard construction or non-traditional build home often involves more complexities.

Understanding whether a home is of standard or non-standard construction is crucial for buyers and homeowners alike. The type of construction impacts factors like mortgage availability, insurance costs, future extensions/alterations and how easy it will be to sell.

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NON-TRADITIONAL BUILD HOUSE PROBLEMS

Typically constructed from 1918-75 as a result of two world wars, the ever-increasing need for replacement and additional housing led to a race to construct houses quicker and cheaper, and this led to many different types of construction being trialled.

Some performed better than others, with the poorly performing eventually being classed as Defective under Part XVI of the Housing Act 1985.

HOW TO IDENTIFY A NON-STANDARD CONSTRUCTION PROPERTY?

Determining whether a home is non-standard isn't always straightforward. Standard homes in the UK are generally built with brick or stone walls and tiled or slate roofs. Non-standard construction, on the other hand, is typically built from steel, metal or concrete, however, this is often hidden behind other building materials. Fortunately, they have some telltale clues, often in the roof space the bare walls can be seen, this gives an indication of the wall construction as does the roof construction. Due to their unconventional materials and construction methods, non-standard homes often pose a higher commercial risk to lenders i.e. mortgage companies.

They may have higher maintenance and repair costs, shorter lifespans, and greater susceptibility to fire, dampness, or other structural issues.

Therefore, it is essential to confirm a property’s construction type before purchasing. Sellers may provide documentation detailing this, but an RICS Chartered Building Surveyor can offer a professional assessment and advice on the property’s structural integrity, most lenders will only accept such Structural Surveys from an MRICS Chartered Building Surveyor, MCABE Chartered Building Engineer or Structural Engineer.

STRUCTURAL SURVEYS

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WHAT TYPE OF SURVEY FOR A NON-STANDARD CONSTRUCTION HOUSE, A STRUCTURAL SURVEY OR A RICS LEVEL 3 BUILDING SURVEY?

The key difference is that a RICS Level 3 Building Survey will cover the entire property and its grounds, whereas a Structural Survey will focus solely on the structural aspects. Structural Surveys focus on identifying the type of non-standard construction and the condition or structural defect.

It depends on the condition and budget for repairs. You can often purchase a Non-standard house cheaper than the equaliant standard construction house due to the complexities of buying and owning the property. However, if the property is structurally sound and well maintained, then a Non-standard construction can be a great home or investment.

IS IT WORTH BUYING A NON-STANDARD CONSTRUCTION HOUSE?

THE 4 COMMON NON STANDARD CONSTRUCTION HOUSE TYPES

RICS LEVEL 3 BUILDING SURVEY

STEEL FRAMED HOUSES - LOWTON-CUBITT, TRUSTEEL & BISF

Utilising steel frameworks, these homes are lightweight and cost-effective. However, steel is susceptible to corrosion and warping under high temperatures, potentially leading to structural issues. Notable examples include British Iron and Steel Federation (BISF) houses constructed post-World War II.

TIMBER FRAMED HOUSES - CROSSWALL, MINOX & QUICKBILD

Featuring a timber internal frame with external cladding of brick, stone, render, or timber boarding, these homes offer aesthetic appeal. Yet, they may face challenges related to fire risk and dampness, affecting insurance and mortgage options.

The term ‘Crosswall’ refers to Rationalised Traditional Construction (RAT-Trad) and includes over 70 different timber frame house types across the UK. These homes were a mix of traditional and non-traditional construction methods. The end gable and separating party walls were built out of traditional block and brick construction whilst the front and rear elevations were typically formed from a timber frame.

PRECAST CONCRETE HOUSE - AIREY, ORLIT & REEMA

Built using precast concrete panels, these structures were common in the 1950-70's. Over time, issues such as carbonation and chloride presence can compromise structural integrity, necessitating thorough inspections.

INSITU CONCRETE HOUSES - BOSWELL, NO FINES & EASIFORM

Constructed by pouring concrete into moulds on-site, these homes can suffer from similar degradation issues as precast concrete houses, including structural instability due to material deterioration.

EXPERTISE IN NON-STANDARD CONSTRUCTION ASSESSMENTS

At AMS Surveys, a Chartered Building Surveying Practice based in Liverpool, we specialise in surveying and assessing non-standard construction properties. Our extensive experience enables us to deliver thorough evaluations, ensuring you have a clear understanding of your property's condition. Whether you're purchasing or currently own a non-standard construction house, our tailored surveys provide the insights needed to make informed decisions.

CONSIDERATIONS WHEN BUYING A NON-STANDARD CONSTRUCTION HOUSE

Mortgage Availability: Lenders often view non-standard construction properties as higher risk, potentially leading to stricter lending criteria or limited mortgage options, typically requiring a Structural Survey.
Insurance Costs: Insuring these properties can be more expensive due to perceived risks associated with unconventional materials and construction methods.
Maintenance and Repairs: Non-standard materials may require specialised maintenance, and repairs can be more complex and costly.

IMPORTANCE OF SPECIALIST SURVEYS

Given the unique characteristics and potential issues associated with non-standard construction houses, obtaining a comprehensive survey from specialists experienced in assessing such properties is essential.

A detailed survey can identify existing or potential structural problems, providing crucial information for maintenance planning and financial considerations.

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What is a Level 3 Survey?

A level 3 survey is more thorough and detailed than than a Level 2 and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.
How much does a Level 3 survey cost UK?

A Level 3 Home Survey, sometimes called a Building Survey, costs £800 on average, though it can be as cheap as £600 and as expensive as £1,200. A Building Survey is the most comprehensive of all the survey types.
Is a RICS Level 3 worth it?

Level 3 (Building or Structural Survey) This type of survey is more in-depth than a Level 2. It's also the best option for unusual or older properties, those that have undergone significant alterations. This type of RICS survey will cover: The property's overall condition in detail, including both major and minor defects.
Does a level 3 survey check for damp?

The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. So yes, the property is checked for signs or evidence of damp, however this may recommend a Damp and Timber Survey whereby chemical testing and analysis may be required.
How long does a Level 3 survey take to complete?

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey RICS offers. It can take around 2-4 at the property, maybe more depending on the size, type and condition for the surveyor to complete a Building Survey. It then takes several hours more to produce and write the report.
Is a Level 3 survey structural?

The RICS Home Survey Level 3 has often been previously referred to as a “full structural survey” or “building survey”. The report can be on an RICS Home Survey Level 3 template or can be to the surveyor's bespoke design. Level 3 reports are conducted by Building Surveyors. Whilst the structure is reported upon, it does not necessarily provide a detailed investigation of structural issues such as subsidence or cracking which usually requires intrusive investigation. In which case you may need a Structural Inspection.
What areas does AMS SURVEYS cover?

We cover: Cheshire, Lancashire, Liverpool and Manchester and everywhere in between.
What are the red flags on a house survey?

Property surveyors can identify issues that may impact a buyer's decision to continue with the purchase. These red flags could include structural damage, unapproved extensions, damp or subsidence. Ultimately it depends on the cost of those repairs and whether you are able to negotiate the purchase price or willing to accept risk and the cost of those repairs.