When an inspection turns up major building defects, the valuation stops until someone puts a dollar figure on the repairs.
Valuers are not experts in the detection of building issues, particularly those that are of a structural nature and not visually apparent, and we are also not experts in assessing the cost to make these repairs good.
Where the Delay Sits
In my experience, the repair figure is where most of the delay sits. Whilst it is relatively easy to find a qualified building inspector to complete a building report within a short time period, it can be a much longer process to find a builder or Quantity Surveyor that can assess the repair costs particularly when the damage is structural and significant.
- Building report turnaround: typically [3-5 days]
- Builder or Quantity Surveyor costing for major structural works: can take [2-8 weeks]
The cost of these repairs can have a material effect on the property value and so we must pause the valuation process while a building report and rectification costs are sourced to quantify the extent of the damage.
Minor Works and Major Defects
We come across quotes for smaller works in our day-to-day activities. That means we can make an allowance for simple repairs within the valuation and carry on to completion.
Major defects are different. Structural issues that aren't visible during an inspection, and the cost of fixing them, sit outside a valuer's expertise. When those come up, we pause and bring in expert advice.
A Faster Route to Reliable Costings
When rectification costs are needed, they can come from a builder or a Quantity Surveyor. In family law matters where the issues are significant or contested, an independent Quantity Surveyor's costing is often preferred. It tends to be more objective and more detailed.
To cut the wait at each stage, I now draw on three sources of expertise:
- Building reports: a reputable building inspection company that can turn reports around quickly
- Quantity surveying: Acumentis's own Quantity Surveying team, for detailed, defensible costings where issues are significant or likely to be contested
- Desktop cost assessments: a national firm specialising in project estimating and cost consulting, which prepares assessments from the expert building report without needing to visit the property
Having established national relationships with efficient reputable firms and the Acumentis QS team in-house makes a real difference. Costing work linked to a paused valuation can be prioritised within the business and partner suppliers. Internally, the building report and property details go straight from valuer to Quantity Surveyor, so no third party needs re-briefing, and questions about scope are settled internally rather than through rounds of emails. Lawyers keep one point of contact from instruction to final valuation.
The right path depends on the matter. What matters is that none of them leaves the valuation waiting on a builder to find time to quote.
I've used these relationships on two recent major valuations. In both, they shortened the process for everyone involved.
What This Means for Your Next Instruction
If your client has raised significant building issues, or you suspect there may be some, let us know when you instruct. We can advise on where to get the building report and the right costing option from the start, so the valuation resumes as soon as possible.