Neglect and disrepair
Long-term lack of maintenance, vacant property deterioration, vandalism, stripped fittings and failed decoration throughout.
RICS survey
Pre-Auction Property Inspections
At a traditional property auction, a successful bid will normally create an immediate commitment. Modern auction methods may use different terms, so always have the legal pack and conditions reviewed before bidding.
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Drone Roof Inspection Included
With RICS Level 3 Building Surveys
Pre-Auction Inspection is usually suitable for
- Buyers intending to bid at auction
- Investors assessing a refurbishment opportunity
- Buyers considering a property being sold in poor condition
- Anyone who needs condition advice within a short timescale
- Buyers setting a maximum bid and needing to understand the risk
Consider another service if
- Buyers who need a formal valuation figure for a lender or legal purpose
- Situations where there is no realistic opportunity to inspect before the sale
WHAT WE FOCUS ON BEFORE AN AUCTION
Focused on risk, because that is what changes your bid.
A pre-auction inspection is deliberately targeted. The priority is identifying the things that could materially change what the property is worth to you.
Roof & High Level
Coverings, chimneys and high-level elements, so far as they can be seen
External Walls & Elevations
Brickwork, render, pointing and the general condition of the envelope
Structural Concerns
Cracking, distortion and evidence suggesting movement
Damp & Water Ingress
Visible dampness, staining, mould and evidence of leaks
Internal Condition
Walls, ceilings, floors, joinery and the extent of disrepair
Scale of Works
A view on whether this is refurbishment, major works or something more serious
What you receive
- Prompt turnaround before the auction
- Significant defects identified
- Comment on the scale of works
- Photographic evidence
- Risk areas highlighted
- A conversation with your surveyor
WHY IT MATTERS AT AUCTION
Once the hammer falls, your position changes.
In a conventional purchase you can renegotiate or withdraw if a survey uncovers something serious. At auction, a successful bid is normally binding, with a deposit payable immediately and completion following within a short fixed period.
That makes the order of events unusual: the inspection has to happen before the bid, not after it. Everything you want to know about the condition of the building needs to be known while the number is still yours to decide.
Auction properties are also, by their nature, more likely to be vacant, neglected, unmortgageable, part-completed or previously altered without consent. The risk profile is simply different.
Timed around the auction
We arrange the inspection to fit the auction date and get the findings to you before the sale.
Focused on what changes the number
Significant defects and risk areas, rather than a long list of cosmetic observations.
A conversation, not just a document
You can talk the findings through with the surveyor who inspected the property before you decide your limit.
WHAT AN AUCTION INSPECTION CAN UNCOVER
The findings that most often change a bid.
Auction lots frequently come to market precisely because something about them is difficult. These are the issues that most often matter.
Roof condition
Slipped and missing coverings, defective flashings and chimney deterioration — frequently the single largest item of expenditure.
Damp and water ingress
Penetrating and rising dampness, condensation and mould in properties that have been unheated and unventilated for some time.
Structural movement
Cracking and distortion that may indicate movement, and whether further investigation is needed before you commit.
Unauthorised alterations
Extensions, removed walls and conversions that may have been carried out without consent or without adequate structural support.
Services and installations
Obsolete wiring, dated consumer units, old pipework and heating installations that may require complete replacement.
SETTING YOUR LIMIT
Understand the property before you set your maximum bid.
A bid is a commercial decision, and it should be made with the condition of the building factored in. If the roof needs replacing, the wiring is obsolete and the rear extension was built without consent, that has to come off the number.
The purpose of the inspection is not to talk you out of the purchase. It is to make sure that the price you are prepared to pay reflects the property you are actually buying — and that nothing significant emerges after the hammer has fallen.
Timescales at auction are short. Contact us as early as you can once a lot interests you, and we will do our best to inspect before the sale.
What a pre-auction inspection is not
A pre-auction inspection is a focused visual assessment carried out to a short timescale. It has clear boundaries.
Where the property warrants it, and where the timescale allows, we will recommend a full RICS Level 3 Building Survey instead.
- A formal RICS valuation
- A full RICS Level 3 Building Survey unless specifically instructed
- A review of the legal pack, title or tenancies
- Intrusive or opening-up investigation
- Testing of the electrical, gas, heating or drainage installations
- A costed schedule of refurbishment works
- Advice on whether you should bid, or how much you should bid
TWO DIFFERENT JOBS
The legal pack and the inspection do different things.
The legal pack
Reviewed by your solicitor
- Title, tenure and any restrictions
- Searches and planning history
- Tenancies, leases and rights of way
- Special conditions of sale and the buyer's obligations
- Says almost nothing about the physical condition of the building
The pre-auction inspection
Carried out by a chartered surveyor
- The actual condition of the property today
- Significant defects and risk areas
- A view on the apparent scale of works required
- Photographic evidence supporting the findings
- Says nothing about title — that is your solicitor's role
You need both. Always instruct a solicitor to review the legal pack, and where possible, obtain appropriate professional advice on the property's physical condition before bidding.
How it works
Your pre-auction inspection in four fast steps
A rapid, risk focused inspection turned around before the auction so you can bid with confidence.
1
Tell us the auction date
Send the lot details and auction date, and we'll confirm availability, turnaround and a fixed fee.
2
Priority booking
We work to the auction timetable, arranging access with the auctioneer or agent, often within a few days.
3
Risk focused inspection
The surveyor targets the risks that change your bid: structure, roof, damp, services, refurbishment scope and legal pack red flags.
4
Report before you bid
You receive a concise report with indicative repair costs, in time to set a realistic maximum bid.
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Pre-Auction Inspection questions
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Subsidence & Structural Movement Inspection
Independent inspection and advice where movement is suspected.
Coverage
Pre-Auction Inspection across the UK
Choose your region to see local property notes and the surveyors covering your area.
Buying a Property?Know What You're Buying Before You Commit.
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