Pre-Purchase Surveys in Somerset, Dorset & East Devon (2020)For work in other areas please contact office POA
Buying a house is probably the largest investment you will ever make so why take the chance on there being hidden faults that could cost thousands to rectify and potentially could damage the property. If you are selling why not be ready for the question and have a full report prepared for potential purchasers or their surveyors.
Subject to there being good access into the drainage system and the drains being in a condition that makes surveying possible, our charge for a pre-purchase survey of an estate style house with no serviced out buildings:
1-3 bedrooms £230 + vat (£276 including vat) 4-5 bedrooms £275 + vat (£330 including vat)
This allows for approximately 2 to 3 hours on site surveying the drains within the curtilage of the property plus the time needed in the office to produce the detailed report etc. which we will email to you via a “Sharefile” link. If you require a hard copy report and USB flash drive we can produce this and post it for £25 + vat
For large detached or individual domestic properties or those with serviced “Out Buildings” there are likely to be additional costs due to the extra drain meterage that can often be as much as that serving the main property.
We are happy to arrange access for the survey directly with the vendors or estate agents but we would charge for collection of keys at £30 + vat per hour
If all manholes are external and accessible we do not necessarily need to enter the house but if there are internal manholes, we need to run services to prove connection or we need a water supply, access is preferable.
If on arrival we find there is no access to the drains or they are blocked or full of grease etc. we cannot survey the drains We would have the facilities to undertake the work necessary to clean to drains and within reason to gain access to them but there could be additional charges. We would not proceed without first discussing our findings with our client and agreeing any extra time/costs so there are no nasty surprises. The engineer would do this from site at the time of the survey so they can explain the problem/findings etc. and so there are no delays. Additional time for cleaning etc. would be charged at £60 + vat per hour.
The CCTV survey includes:
If the system discharges to a Septic Tank or Sewage Treatment Plant there are only a few things we can do. We can make a visual inspection to determine if the tank and drainage field (soakaway) appears to be functioning correctly. We check that the level of the liquor is correct and see if there are any obvious signs of past problems , the size of the tank (subject to access and design), the construction materials and condition of the limited parts that are visible.
We can also try and identify any visible contamination on the ground surface or in any watercourse in close proximity. Unfortunatly this cannot be conclusive and makes no account of changes in use or time.
If undertaken as part of a pre-purchase CCTV survey ------- £110 + vat
If undertaken separately --------------------------------------------- £180 + vat
It is advisable to have the Septic Tank emptied at the time of and as part of the inspection thereby allowing a view before emptying and better access for an internal condition survey. This we can undertake at the same time as the CCTV drain survey and tank inspection. Note that the cost for this is subject to conditions so please check with our office.
It is impossible to “test” or “prove” that a drainage field (commonly but incorrectly called a soakaway) will be adequate or give long term serviceability. We can only look at the levels within a septic tank and any staining or grease line in the tank or manholes and say that at that moment in time, the levels are or have been correct (or not).
Even if all appears good at the time of the inspection we would not know or be able to predict the life expectancy of the drainage field. They do deteriorate over time and do have to be replaced.
This is very dependent on 1) how the drainfield was constructed/installed 2) how it has been treated in the past and 3) how it would be treated in the future. Septic tanks, treatment plants and drainfield’s rely on biological action to operate successfully so for example you only need to use too much bleach and you have the potential to kill 99.9% of the good bacteria that makes the system work.
Another example of potential problems, a drainfield may have worked well with the discharge from just two people iliving in the property but would not cope with an increase in discharge from say mum, dad, four children and washing the kit of the local football team twice a week.
We can only give a snapshot in time which will be indicative but we can give no guarantees due to the very nature of these installations.
It is also impossible to give a price to install a new drainfield without undertaking detailed and potentially costly testing of the subsoil to determine first if it is suitable and the size/length of drainfield required. This is not cheap as is requires more than one day if undertaken correctly as per “Building Regulations Section H2”. The “General Binding Rules” and additional information from the Environment Agency and DEFRA. are all available on line
It is also very time consuming undertaking the preparation of any proposals for remedial work if any is required therefore this is not included in the cost of the basic inspection