HIPs have mandatory document content to which can be added data from a pre-approved list of voluntary authorised documents such as guarantees, Consents, etc… Guess what the very large majority chose to do? Yes, the basic minimum because they are not aware of options available to them and because they mistakenly thing additional costs accrue for extra content. So, at the time when information is needed to give you confidence to proceed with a purchase what sources of data are available to you?

Below are the views of PROinspect Consultancy based upon Surveyor experiences since the new selling rules came in couple of years ago.

We start at the point when a potential purchaser asks us to conduct a survey inspection. We recommend a product at an agreed fee rate and confirm everything in writing (or e-mail) and send our Terms of Business including payment terms and practicalities. We then launch into our pre-inspection profiling mode to find out what we can about the property. This starts with looking at our own databases to find out if this Company has ever inspected the particular home.

Basically we then trawl the internet for data (and also check a few commercial data sites that we subscribe to that are not open to the public). The information collected typically produces the following type of data:-

• Prices paid for either the subject home and/or similar homes closeby.
• If any of the above are very out-dated then we upgrade by applying indexation ratios taken from other sites.
• Environmental risk analysis sites that warn of the locations susceptibility to Radon Gas, Landslip, (adverse) Historic land use, subsidence, flooding, contaminated land (and proximity to), etc…
• Planning history documents publically available to view.
• For registered Defective Premises Act (1972) homes, general information on what is collectively wrong with them, how it can be rectified, etc…
• Verification of whether the home is Listed or within a Conservation Area.
• Plans and Maps – sight of these can deliver a great deal of data (especially if you can find the old County Series O.S. Plans). The site of previous Farms, Well shafts, Boundary positions, sites of past Industrial use, Contour lines (comparison with modern maps can tell you how the land has been re-shaped by man), etc…
• Whether the home has had a previous Energy Performance Certificate upon it (a rate lower than the current rating will indicate changes have been made to the property).
• By Googling the home address photographic representations of the home can be viewed and this tells the Surveyor its probable construction type, locational key features, and much more.

We then turn to the Estate Agents Particulars. Often these include a sketch plan of the accommodation. This is very useful to any Surveyor as it allows them to compare those plans with the lease plan within the HIP and so the Surveyor can act as the eyes of the Solicitor in determining whether alterations have been completed – allowing the legal team to request Consent verifications from the Freeholder and Building Control department.

Finally we turn to perhaps what can be the most valuable source of data – the HIP. In summary a HIP can provide:-

• Plans showing were the water main and mains sewers are located.
• Specify details of known problems such as low-water-pressure, poor quality water, flooding potential, distances from treatment works (that might smell badly if the wind is in the wrong direction), distances from High Voltage electrical Sub-Stations, etc…
• A copy of the lease – this will define owners repairing covenants, any unusual duties or liabilities and should contain a plan of the land boundaries and might have a room layout plan. The lease term and Ground Rental details will be included and all of this data will affect the premises Value especially if we decide that you may, during your occupation of the home, have to exercise your right (with other Flat owners) to Leasehold Enfranchisement in order to protect your investment.
• A full HIP should also contain details obtained from the Management Agents as to past repair matters and any that are scheduled for soon or into the future (who pays for them – do you pay your pro-rata share and does the price offered reflect that liability?).
• The last, golden nugget type of data comes from the PIQ – Property Information Questionnaire.

The PIQ must be prepared by data supplied by the occupiers/owners and can be very revealing. On the one hand short, minimalistic comments speak volumes about the attitude of the sellers and on the other hand you might just see some interesting data.

The PIQ has a range of set questions about the home. These include Leasehold matters, details of alterations completed, whether any guarantees exist, whether all required permissions and consents were obtained, etc…

The PIQ sorts the men-out-from-the-boys. The enlightened Agent and/or Seller will scan, upload and deposit within the HIP matters such as:-

• FENSA/Other certificates for replacement double glazing.
• Certificates of Approved Contractor Electrical works.
• Certificates of Approved Contractor Gas/Heating works.
• Certificates of Asbestos risk assessments completed.
• Planning Permission and/or Building Consent Approval papers/plans.
• Timber, Damp and Wall-tie works Certification/Guarantees and plans.
• Listed Building / Conservation Officer Permission documentation to authorise alterations.
• Heating boiler annual service records.
• Private drainage systems service/emptying records.
• Lifts bi-annual service record history.
• History of Thermal Improvements completed (with guarantees).
• They could even give the potential buyers the confidence of inserting a previous survey report (although this would probably not pass the right to be able to sue if it is a negligent report it would provide a great deal of condition information for the buyer to consider before they make an offer).

Now some of you will be saying – come on, this just does not happen, data like this just does not exist in real life. Well, I respectfully differ. I believe the educated and serious seller should spend the time to research and obtain all these types of documents. What does it cost to spend a few hours preparing these papers? Your time, but no real costs.