Non-Standard Construction Property Survey: A Buyer's Guide

If you are considering buying a property described as non-standard construction, you are probably already aware that it comes with extra questions. Non-standard homes can be excellent purchases, but they require a closer look from a qualified surveyor before you commit. This guide explains what non-standard construction means, why it matters to your mortgage lender, and what a RICS survey should cover.

What Counts as Non-Standard Construction?

Most properties in the UK are built from brick and block with a slate or tile roof — this is what lenders and insurers call standard construction. Non-standard construction refers to anything that departs from that baseline. Common examples include:

• Concrete panel homes (including Wimpey No-Fines, BISF and Laing Easiform types)

• Timber frame or timber-clad properties

• Steel-framed houses (common in some 1940s and 1950s post-war builds)

• Prefabricated or prefab homes

• Properties with RAAC (Reinforced Autoclaved Aerated Concrete) panels

• Houses with a significant flat roof area or a non-standard roof covering

Non-standard homes were built in significant numbers across the East Midlands during the post-war era, so they are far from rare in Nottingham, Derby, Mansfield and the surrounding area.

Why Does Non-Standard Construction Affect Your Survey?

Mortgage lenders and insurers classify non-standard properties as higher risk because the materials and building methods can behave differently over time. Concrete panels can absorb moisture and crack. Steel frames can corrode. Timber frames can suffer from rot or movement if the envelope is not properly maintained.

Some lenders will decline a mortgage entirely on certain construction types unless a specialist structural report confirms the property is in sound condition. A RICS survey gives you an independent, professional view of what you are buying before you exchange.

What Should a RICS Survey Cover for a Non-Standard Property?

A thorough RICS survey of a non-standard construction home should assess the structure, the condition of the materials, and any signs of deterioration that might affect the property's value or your ability to insure and mortgage it. Key areas a surveyor will look at include:

• The condition of concrete panels or external wall cladding, including cracking, spalling or carbonation

• Any signs of structural movement, differential settlement or wall tie failure

• Evidence of moisture ingress, damp or poor insulation performance

• The condition of any flat roof sections, including flashings and drainage

• Whether previous remedial works such as overcladding have been carried out and how well they have performed

Level 2 or Level 3 — Which Is Right for Non-Standard Homes?

For most non-standard construction properties, a Level 3 Building Survey is strongly recommended over a Level 2 HomeBuyer Report. A Level 2 survey gives a standard condition assessment suited to modern homes in reasonable condition. A Level 3 Building Survey goes further — it covers the construction in greater depth, comments on the materials and methods used, and sets out defects in more detail with advice on remediation.

If your lender or solicitor has flagged the construction type, a Level 3 survey is likely to be the minimum they will accept. Nivek Surveyors can advise you on the right level of survey for your specific property and circumstances.

Common Defects Found in Non-Standard Properties

Surveyors inspecting non-standard homes across the East Midlands regularly identify a range of issues that would not typically appear in a brick-and-block property. Common findings include:

• Carbonation of concrete — where the concrete loses its alkalinity, putting steel reinforcement at risk of rust

• Delamination of concrete panels, particularly on exposed elevations

• Cold bridges causing condensation and mould internally

• Flat roof deterioration — blistering, pooling water or failed flashings

• Overcladding that has trapped moisture between the original wall and the new outer layer

Non-Standard Construction and Your Mortgage

Not all lenders will offer mortgages on non-standard construction properties. Some types — particularly pre-cast reinforced concrete (PRC) homes — are classed as defective under the Housing Defects Act 1984, which affects how they are bought and sold.

A clear survey report helps your solicitor understand the position and may support your mortgage application if the property has been properly maintained or improved. If the survey identifies serious concerns, you will know before you are legally committed — and that is exactly the position you want to be in.

Frequently Asked Questions

Can I get a mortgage on a non-standard construction property?

It depends on the construction type and the lender. Some lenders will consider non-standard properties if they are in good condition and a specialist report is provided. Your mortgage broker should be able to advise which lenders are likely to accept your application.

Is a Level 2 survey enough for a concrete house?

In most cases, no. A Level 2 HomeBuyer Report is designed for conventional properties in reasonable condition. For a concrete or non-standard home, the additional depth of a Level 3 Building Survey is usually recommended so that the construction and any associated risks are properly assessed.

How much does a survey cost for a non-standard property?

Survey costs depend on the property size, age and condition. A Level 3 Building Survey for a non-standard home is priced in line with a standard Level 3, though particularly complex properties may require additional investigation. Contact Nivek Surveyors for a quote based on your specific property.

Talk to Nivek Surveyors Before You Buy

Non-standard construction does not have to mean a deal-breaker, but it does mean you need the right advice before you commit. Nivek Surveyors provide RICS Level 2 and Level 3 surveys across Nottingham, Derby, Leicester, Coventry, Mansfield and the wider East Midlands. Call us on 0115 772 0441 or email enquiries@niveksurveyors.com to discuss your options.