The term ‘Surveyor’ is thrown around a lot in the self-build industry, with the term encompassing a wide range of specialised roles. Surveyors are an integral part to getting your self build project off the ground, but not every project needs every kind of surveyor.
So, which surveyors will your project need? In this article, we’ll look at each surveyor you may come across, how much you should expect to pay, and what situations you’ll need them for.
QUANTITY SURVEYOR
A quantity surveyor (QS) is a construction professional responsible for managing and controlling the costs of the project. Their primary role is to ensure that the project is completed within the approved budget and that all financial and contractual obligations are met.
Like many other construction professionals, they can specialise in certain areas of the construction industry, such as self-build. A QS can be employed by construction companies, consultancies, government agencies, or work independently.
A quantity surveyor can join your project in the early stages once an architect has been appointed and your brief has been planned out. At this stage, a QS can help set up all the reporting procedures and project processes. They can visit the site and meet with you, the architect and the contractor to discuss how to proceed.
Their fee is dependent on the scope of your project, but in our experience, the cost a Quantity Surveyor is around 2% of your projects value. We believe hiring a QS is a strategic decision that can ensure quality control and value for money.
You can find out more about the role of a quantity surveyor here.
EXISTING BUILDING SURVEYOR
In the context of a self-build project, an existing building surveyor would inspect and report on the condition and features of any existing buildings on your plot. These surveyors conduct thorough visual inspections of the building’s interior and exterior to assess its overall condition.
A building surveyor will inspect the construction type and typical make-up of the building. They may also add comment on materials or defects. These surveys can also encompass the buildings’ structure, commenting on elements such as existing beams and loading requirements. Although they can comment on the structure of the building, a full investigation into its stability would need to be conducted by your engineer.
An existing building survey is critical for extensions and can reveal the condition of the building if you’re planning on renovating or extending. This is an effective way of flagging up potential hidden costs that may appear once work is underway, such as damp or cracks. Existing building surveys would also be required for demolitions.
The costs of a building survey vary depending on the size of the building and thoroughness of the inspection, but the average figures range between £350 - £600.
GEOTECHNICAL SURVEYOR
A geotechnical surveyor is a professional who assesses the ground conditions at a construction site to ensure the suitability and stability of the soil for the proposed construction. Their work is crucial for designing appropriate foundations and mitigating potential geotechnical hazards.
These findings are compiled in a Geotechnical report, which will be used by your architect and engineer in a site investigation. This report will provide recommendations improving the site for construction, including comments on elements such as soil or drainage.
These surveys are essential for sites where the ground conditions are unknown. Your Geotechnical report will help your design team tweak your foundations to fully support your building. It may also tell you if more specialised foundation work is needed.
The fees attached to a Geotechnical survey will depend on the scope of work required and the presence of specialised equipment. A survey can start from as little as £750 and rise to over £10,000 in rare cases. We know this number seems high, but dealing with troublesome ground in the early stages will prevent unwanted costs cropping up during construction.
TREE SURVEYOR
A tree survey (or its proper name, an arboriculture survey) is a specialist, technical report carried out by environmental consultancies that ensure the growth and preservation of shrubs and trees is considered in any development you conduct on-site. This survey identifies and catalogue every tree within your boundaries, noting their size, roots and structural integrity.
A tree surveyor is required if your plot features a lot of trees, as Local authorities often require a tree survey to ensure that important trees are preserved during development. Many areas have regulations protecting certain trees, especially those with Tree Preservation Orders (TPOs) or Conservation areas. A tree survey helps ensure compliance with these regulations.
Knowing the position and health of trees can influence the design and layout of your self-build project. It might affect where your how foundations are designed and where your utilities are routed.
Depending on the number of trees involved, you could expect to pay around £250-£600 for this survey.
LAND SURVEYOR
A Land Surveyor provide essential information about your self-build plot, including its boundaries topography, and any potential legal or physical constraints. This information is vital for getting your build off the ground.
A land (or site) survey begins with establishing the exact boundaries of the property, which ensures that your project is within the legal limits. Establishing these boundary lines can also prevent future disputes with neighbouring properties.
The next stage (and arguably the most important) is creating a detailed topographic map of the land, showing natural and man-made features such as slopes, streams and any existing structures. This map is crucial for planning the layout of the building and drainage system. This is all made possible through Topographical surveys, which costs around £1000 plus VAT.
Based on the survey data, the land surveyor helps determine the best location for the building on the site. They ensure the structure is placed in a way that maximises the use of the land while considering factors like sunlight and accessibility by road.
The critical information provided by a land survey is essential for any self-build.
PARTY WALL SURVEYOR
A party wall surveyor is a specialist involved in managing and resolving issues related to shared walls or structures between adjoining properties. Their primary role is to ensure that any work affecting a party wall, boundary wall, or excavations near neighbouring buildings is carried out legally, fairly, and without causing disputes.
The UK government defines a party wall as walls that stand on the land of 2 or more owners, including outdoor walls. This was laid out in the Party Wall Act 1996. Your neighbour must be informed if you plan to make any alternations to a party wall. In these cases, a party wall surveyor is essential.
If the project requires a party wall agreement, the surveyor serves formal notices to the affected neighbouring property owners. If they consent to the work, the project can proceed. If they don’t consent or fail to respond, the surveyor’s role becomes more involved.
Most party wall surveyors work hourly, with rates ranging from £90 to £400 an hour. The average self-build project typically costs around £1,000 for a full Party Wall Agreement.
ECOLOGICAL SURVEYOR
Before construction or demolition can commence, your site may require an ecological survey. You will most likely be informed by your planning authority whether you require a survey to be conducted. The purpose of this survey is to identify the environmental impact and any wildlife that will be affected by the proposed development, in compliance with the relevant environmental laws and regulations.
Ecological constraints that could impact your project include the presence of protected species, such as bats or birds. This also includes the indirect impacts of construction like noise or light pollution. If your plot sits in a conservation area, the likelihood increases of these issues appearing during your project.
The fee attached to an Ecological survey can start in the £400 region. However, this is dependent on the scale and size of the plot. In the form of a % of your overall budget, this could be in the region of 0.5% to 1%.
HOW TO FIND THE RIGHT SURVEYOR
Now that we’ve defined the role of each survey, let’s talk through the methods for choosing the right surveyors for your self-build. The first step is to discuss with your architect and local authority the types of survey you project needs. Once the requirements are established, it’s time to find the right people. Here are out top tips:
- Ask for recommendations from your architect or any other contractors you already have on board the project.
- Check whether they are registered with the Royal Institute of Chartered Surveyors (RICS).RICS surveyors must follow a professional code of conduct and provide a guaranteed level of service.
- Check other trusted bodies such as the Residential Property Surveyors Association (RPSA) or Sava.
- Ask to see examples of past work that are similar to your project, as well as quotes where possible.
- Ensure they have the correct insurance in place.
If you follow these tips and plan for the right surveyors, you’ll make the self-build process a lot smoother. If you have any questions regarding your project email us on info@acarchitects.biz or book a free consultation with our architects here.
