011- Should You Get a Survey When Buying a Flat?

Introduction

Buying a flat—whether in a Victorian conversion, purpose-built block, or a modern development—comes with its own set of challenges and responsibilities. These often far differ from owning a house which many fail to understand. One of the most common questions we’re asked by potential buyers, particularly in Greater London and other bustling areas like Birmingham, Oxford, and Worcester, is:
"Should I get a survey on a flat?" 
The short answer? Absolutely.
Obviously as with all large purchases in your life you to want to be sure upon purchase it is as expected and a flat is no difference.
But let’s dive into the details to understand why this is so important.

​Purchasing a flat often (as a rule of thumb) means you are buying a leasehold property, which brings its own unique responsibilities. While the freeholder or management company usually looks after the building’s exterior and communal areas, leaseholders often share the financial burden for repairs and maintenance. This is where the infamous Section 20 notices come into play. In addition you as expected need to maintain up keep of the interior.

What Is a Section 20 Notice?

​Under the Landlord and Tenant Act 1985, Section 20 requires freeholders to consult leaseholders before undertaking significant works—those costing more than £250 per leaseholder. While this might sound reassuring, it often means unexpected bills for leaseholders when major repairs or refurbishments are needed.
Imagine discovering that the roof needs urgent repairs or the entire block requires fire safety upgrades after you’ve bought the property. These costs can run into tens of thousands of pounds, so understanding the condition of the building before you commit is crucial. Often surveyors will assess the interior but we generally try to assess what is visible externally.

Victorian Conversions vs. Purpose-Built Block

​While Victorian properties are characterful and often spacious, they can come with hidden problems. Issues like structural movement, damp, and outdated wiring are common. In addition to this conversions were generally undertaken from the 1950s up to present day turning what would have been a large home into smaller dwellings. Similarly, purpose-built blocks, whether from the mid-20th century or more recent developments, may face challenges such as defective cladding, poor insulation, or communal areas in need of maintenance.
A survey will assess the flat’s condition and allow you a clearer picture of any potential  works and costs you may face, both internally and in shared areas.

What Type of Survey Should You Get?

​For flats, we usually recommend a Level 2 type Survey.
This type of survey provides:

• A detailed review of the flat’s internal condition, including elements like the kitchen, bathroom, and structural aspects within the property boundary where observable.
• An overarching assessment of the building, including the exterior and communal areas, to identify potential issues.
• Recommendations for future work and we have a tendency to provide aftercare which includes estimated costs and recommendations for suitable trades..

While a Level 2 survey doesn’t go into the granular detail of a full structural survey, it’s often sufficient for flats where you’re not responsible for the building’s structure.

The Impact of the Building Safety Act

​Since the Grenfell tragedy, fire safety regulations have tightened significantly. The Building Safety Act 2022 introduced stricter requirements for high-rise and multi-occupancy buildings, which often mean costly upgrades for fire doors, fire stopping, and other safety measures.
These changes are particularly relevant to flat buyers, as the costs for compliance are frequently passed on to leaseholders. A survey can highlight potential fire safety concerns, giving you a clearer picture of what to expect in terms of future bills or disputes with the freeholder. It is not uncommon particularly on smaller properties with only a few flats for fire compliance to be poor. Remember buying into a flat means having to deal with the practices of those who maintain it. When fire related I would personally be sure its safe before signing up.

Assessing the Freeholder or Management Company

​When buying a leasehold flat, it’s important to consider the freeholder’s attitude towards maintenance and upgrades. Are they proactive, or do they tend to neglect the building? A poorly managed block can lead to higher costs in the long run and may even affect the flat’s resale value.

The Risks of Skipping a Survey

​Without a survey, you’re essentially buying blind. Issues like damp, outdated wiring, or even major structural concerns could be lurking, ready to eat into your budget later. And let’s not forget the shared liabilities—if the building’s exterior or communal areas are in poor condition, you could be hit with substantial unexpected costs.

Key Considerations Before Buying a Flat

1. Understand the Lease Terms: Know what you’re responsible for and what the freeholder covers. Remember you do not technically own the flat in perpetuity your merely leasing it.
2. Check for Section 20 Notices: Have any major works been planned or recently completed? Sometimes leaseholders end up selling their flat due to incurred costs. Similarly check for sinking funds to undertake emergency and planned works.
3. Review the Building’s Condition: A survey can give you insight into potential future costs.
4. Consider Fire Safety Regulations: Ensure the property meets current standards under the Building Safety Act.
5. Inspect the Management: Research the freeholder or management company’s reputation and track record

Why Choose Us for Your Surveying Needs

​With extensive experience surveying properties in London, Birmingham, Oxford, Worcester, and beyond, we understand the unique challenges of leasehold flats  and can advise. Our surveys are tailored to give you the peace of mind you need when making such a significant investment.
We provide clear, jargon-free reports that outline potential issues, recommended works, and estimated costs, helping you make an informed decision.

Get in Touch

​If you’re considering purchasing a flat, don’t leave anything to chance. Contact us today to discuss your surveying needs. We’ll guide you through the process, ensuring you have all the information you need to make a confident purchase.

Case Studies and Resource

​Remember, a survey is not just a formality—it’s your insurance policy against unexpected surprises. After all, no one wants their dream flat to become a financial nightmare.

​About the Author

​Joe Marshall BSc (Hons)
Building Surveyor and Director of Silver Teal Ltd

With an expansive career throughout London and Southeast England. Joe brings a wealth of expertise to the Silver Teal Workspace. His extensive experience in both public and private sectors, notably in social housing and emergency services, has honed his proficiency in building pathology and the overall built environment. Joe's academic achievements are highlighted by his 1st Class Honours degree in Building Surveying.

As a director, he is a fervent advocate for nurturing young talent and fostering industry growth. Joe is committed to propelling Silver Teal Workspace forward with his visionary leadership.

If you would like a complimentary discussion with Joe feel free to get in touch

📞 0208 103 4842
✉️ [email protected]