Building Surveys & Architectural Drawings FAQs

A building survey is an independent inspection of a property’s construction and condition. It identifies visible defects, explains likely implications and helps you understand repair and maintenance priorities before you become legally committed to a purchase.

It cannot remove every uncertainty—parts of a building may be concealed or inaccessible—but it can substantially reduce the risk of expensive surprises.

A Level 2 Home Survey is generally suited to conventionally built properties that appear to be in reasonable condition. It highlights significant defects and matters requiring attention.

A Level 3 Building Survey is the most detailed survey level. It is better suited to older, altered, extended, unusual or visibly defective buildings, and provides fuller explanation of construction, defects, implications and recommended next steps.

Level 3 Building Survey is the formal service name. “Full structural survey” is an older, commonly searched phrase for a comprehensive survey, but it can be misleading because a building survey is not automatically a structural engineer’s calculation or design appraisal.

If the inspection indicates that specialist structural advice is needed, the report will explain why and what to do next.

It is particularly useful for older or historic buildings, properties that have been significantly altered or extended, non-standard construction, buildings in poor condition, or where cracking, dampness, movement or other substantial defects are suspected.

Normally after your offer has been accepted and before exchange of contracts. This leaves time to review the report, ask questions, obtain specialist quotations if necessary and reconsider the purchase or price before you are legally committed.

Hunter Ellis residential surveys are personally undertaken by Mark Tutton BSc (Hons), MRPSA, ACABE. Your enquiry, inspection and report stay with one technically minded point of contact.

The agreed report explains the property’s construction and condition, records significant visible defects, considers likely causes and implications, and sets out practical next steps. Accessible external elements, internal areas, roof spaces and services are considered within the limitations of a non-destructive inspection.

Level 3 reports provide the greatest depth and may include repair priorities, further-investigation recommendations and cost guidance where appropriate.

The inspection commonly takes around two to four hours, although larger, older or more complex properties can take longer. The written report is typically issued within five to seven working days after the inspection, subject to the agreed scope.

Yes. A lender’s valuation is primarily for the lender and confirms whether the property is adequate security for the loan. It is not a detailed assessment of condition. A building survey is commissioned for you and focuses on the building, its defects, risks and likely maintenance needs.

Potentially. Significant defects and credible repair liabilities can give you evidence for further discussion with the seller. Hunter Ellis explains the technical position; the commercial decision and any negotiation remain yours.

A Specific Defect Survey is appropriate when you need a focused investigation into one defined concern—such as cracking, dampness, water ingress or movement—rather than a whole-property survey. “Single defect survey” and “fault diagnosis survey” are common descriptions of the same type of focused service.

A drone roof survey can provide high-resolution views of hard-to-reach roof coverings, chimneys, flashings, valleys and rainwater goods. Access, weather, airspace restrictions and the agreed purpose of the inspection determine what can be achieved safely.

Bristol is the principal survey area, with work also undertaken across South Gloucestershire and South Wales where the property and scope are suitable. Send the property address when requesting a quote and coverage can be confirmed quickly.

Planning drawings describe the appearance, scale and relationship of a proposal so the planning position can be considered. Building Regulations drawings contain more technical information to show how the work is intended to meet the relevant functional requirements.

Some projects need both; others may be permitted development but still require Building Regulations approval.

It depends on the property, location, previous alterations and the proposal. Some domestic work may fall within permitted development rights, but restrictions can apply to listed buildings, conservation areas, flats and properties with removed rights. The planning route should be checked for the specific project rather than assumed.

Typical work includes house extensions, loft and garage conversions, internal reconfiguration, structural alterations, planning applications, Building Regulations packages and coordinated technical information. The exact service is priced and scoped individually.

Basic drawing work commonly ranges from one to four weeks. A fuller service involving a site measure, developed design and detailed specification can take up to around three months. Programme depends on complexity, information availability, consultations and the agreed scope, and will be confirmed before instruction.

Two rounds of revisions are normally included within the agreed drawing scope. Changes outside the agreed brief or further revision rounds can be priced separately, so expectations remain clear from the outset.

Issued drawings can be supplied as PDF or JPEG files. Where appropriate, the native Revit file may be available to purchase separately, subject to the agreed terms, model status and intended use.

Hunter Ellis can coordinate practical domestic structural alteration information where it falls within the agreed competence and scope. Where specialist structural engineering design or calculations are required, that need will be identified and coordinated with an appropriately qualified engineer.

Yes. Outsourced technical support is available to professional practices and project teams across the UK for Revit production, drawing packages, measured information and technical workload support. Work can be undertaken under an NDA, with clear deliverables, revision allowances and file handover agreed in advance.

Homeowner projects are particularly well suited to Bristol and the surrounding region where a site measure is needed. Remote drawing production and B2B technical support can be provided across the UK when suitable survey information and a clear brief are available.