RICS Level 1 - Condition Report
The Level 1 Home Survey is the most basic RICS survey and is designed for conventional properties that appear to be in reasonable condition. It provides a simple overview of the property’s condition, highlighting significant visible defects, urgent risks, and matters that may need attention.
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We carry out a Level 1 Home Survey by undertaking a visual inspection of the property’s accessible areas. We check the main building elements, such as the roof, walls, floors, windows, services, and grounds, without opening up the structure or carrying out tests.
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We then provides a concise report using clear condition ratings to highlight any serious or urgent issues, potential risks, and areas that may need further investigation.
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The Level 1 Home Survey is a cost-effective way to reduce the risk of unexpected and expensive repairs when purchasing a property.
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The report provides a clear assessment of the property’s condition, identifying urgent or significant defects and offering recommendations on how they should be addressed.
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The Chartered Building Surveyor will also consider issues that may affect the property’s current value or future resale potential, helping you make a more informed purchase decision.
RICS Level 2 - Home Survey
The RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, is suitable for conventional houses, flats and bungalows that are of standard construction and appear to be in reasonable condition. It is designed for properties where no significant alterations, extensions, or major defects are immediately expected.
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This survey provides a clear and practical assessment of the property’s overall condition. It is more detailed than a Level 1 Home Survey and includes an inspection of the main building elements, both inside and outside the property, including walls, roofs, floors, ceilings, windows, doors, permanent outbuildings, services and external areas.
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The inspection is visual and non-invasive. We will inspect all accessible parts of the property, including roof spaces where safe access is available. Roof coverings, chimneys, rainwater goods and external elevations are inspected from ground level or other safe vantage points, using binoculars where appropriate. We will not open up the structure, lift fitted floor coverings, move heavy furniture, or carry out specialist testing of services.
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The report identifies significant visible defects, urgent risks, and issues that may require repair, further investigation, or ongoing maintenance. It uses clear condition ratings to help you understand the seriousness of any matters found and provides practical recommendations on the next steps.
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A Level 2 Home Survey is a cost-effective choice for buyers who want a professional overview of a property’s condition before committing to purchase. It can help reduce the risk of unexpected repair costs and highlight issues that may affect the property’s value, future saleability, or suitability for your needs.
RICS Level 3 - Building Survey
The RICS Level 3 Home Survey, also commonly known as a Building Survey, is the most detailed type of RICS residential survey. It is suitable for older, larger, extended, altered, unusual, or poorly maintained properties, as well as homes where significant defects are suspected or where major works are planned.
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This survey provides a comprehensive assessment of the property’s construction, condition, defects, and future maintenance requirements. It is designed for buyers who require a more in-depth understanding of the building before committing to purchase.
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A Level 3 Home Survey includes a detailed visual inspection of the property’s accessible areas, both internally and externally. We will assess the main building elements, including roofs, walls, floors, ceilings, windows, doors, chimneys, rainwater goods, drainage, permanent outbuildings, grounds, and visible parts of the services.
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The inspection is more extensive than a Level 2 Home Survey. Where safe and practical, we will inspect roof spaces, basements, cellars, accessible underfloor areas, and other areas of concern. Roof coverings, chimneys, flashings, gutters, and external elevations are inspected from ground level and other safe vantage points, using appropriate equipment where possible. However, the inspection remains non-invasive, meaning the surveyor will not open up the structure, lift fixed floor coverings, move heavy furniture, or carry out specialist testing unless separately agreed.
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The report provides detailed commentary on significant defects, potential causes, risks, and likely consequences if repairs are not undertaken. It will also include advice on appropriate remedial works, future maintenance, and where further investigations or specialist reports may be required.
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A Level 3 Home Survey is recommended for buyers who want the highest level of detail and professional advice. It can help identify serious defects, understand repair priorities, anticipate future maintenance costs, and make a more informed decision before purchasing the property.
Defect Survey & Report - Damp & Moisture
A Damp and Moisture Survey is a targeted inspection designed to investigate visible dampness, suspected moisture ingress, staining, mould growth, condensation, leaks, penetrating damp, rising damp indicators, defective rainwater goods, bridging issues or other moisture-related defects affecting a property.
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Unlike a full Home Survey, a Damp and Moisture Survey focuses on moisture-related concerns rather than the overall condition of the whole property. It is suitable for homeowners, buyers, landlords and property managers who require clear, professional advice on the likely cause, severity, risks and next steps for damp or moisture-related issues.
Our surveyor will carry out a detailed visual inspection of the relevant areas, both internally and externally where accessible. Depending on the nature of the concern, this may include assessing moisture readings, ventilation, condensation risk, rainwater goods, external ground levels, drainage arrangements, roof coverings, walls, floors, ceilings, internal finishes, plumbing indicators and adjacent external defects.
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The inspection is non-invasive unless otherwise agreed. The surveyor will not open up the structure, remove finishes or carry out specialist laboratory testing, but may use appropriate survey equipment such as a moisture meter, hygrometer, binoculars or camera equipment where relevant.
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The report will set out the surveyor’s findings in a clear and practical format, identifying the likely source of moisture, its significance and any associated risks. It will also provide recommendations for remedial works, maintenance, ventilation improvements, monitoring or further specialist investigation where required.
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A Damp and Moisture Survey is particularly useful where moisture-related issues need independent assessment before purchasing a property, carrying out repairs, making an insurance claim, resolving landlord or tenant concerns, or deciding whether further investigation is necessary.
Defect Survey & Report - Cracking & Subsidence
A Cracking and Subsidence Inspection is a targeted assessment designed to investigate visible cracking, suspected movement, distortion, settlement, subsidence indicators, structural movement concerns and related defects affecting a property.
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Rather than assessing the overall condition of the whole property, a Cracking and Subsidence Inspection focuses on specific signs of movement or structural concern. It is suitable for homeowners, buyers, landlords and property managers who need clear, professional advice on the likely cause, seriousness, risks and appropriate next steps.
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Our surveyor will visually inspect the relevant areas, both internally and externally where accessible. Depending on the nature of the concern, this may include assessing cracking patterns, crack widths, distortion, door and window alignment, floor levels, wall movement, external ground conditions, drainage indicators, nearby trees, previous repairs and adjoining structures.
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The inspection is non-invasive unless otherwise agreed. The surveyor will not open up the structure, remove finishes, expose foundations or carry out structural calculations, but may use appropriate survey equipment such as a crack-width gauge, binoculars, camera equipment or basic measuring tools where relevant.
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The report will present the surveyor’s findings in a clear and practical format, commenting on the likely cause of the cracking or movement, its significance and any associated risks. It will also provide recommendations for monitoring, maintenance, remedial works, further investigation, drainage checks, arboricultural advice or structural engineering input where required.
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A Cracking and Subsidence Inspection is particularly useful where cracking or movement needs independent assessment before purchasing a property, carrying out repairs, making an insurance claim, resolving landlord or tenant concerns, or deciding whether further specialist investigation is necessary.
Planned Maintenance
A Planned Preventative Maintenance Programme is designed to help property owners, landlords, managing agents, and occupiers manage the ongoing repair and maintenance of their building in a structured and cost-effective way.
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Rather than waiting for defects or failures to occur, a Planned Preventative Maintenance Programme identifies maintenance requirements in advance and sets out when works are likely to be needed. This helps reduce the risk of unexpected repair costs, building deterioration, disruption to occupiers, and avoidable emergency works.
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We carry out a detailed inspection of the property’s accessible areas, including the main external and internal building elements, roofs, rainwater goods, external walls, windows, doors, common parts, finishes, services installations where visible, grounds, boundaries, and any other relevant areas.
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The programme will identify current defects, anticipated maintenance needs, recommended repairs, and suggested timescales for carrying out the works. It can also help prioritise items according to urgency, condition, health and safety implications, statutory obligations, and potential impact on the building if works are delayed.
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The final report provides a clear maintenance schedule that can be used for budgeting, reserve fund planning, service charge forecasting, tendering works, and managing contractors. Depending on the property and client requirements, the programme can cover short, medium, and long-term maintenance over a period such as 5, 10, or 15 years.
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A Planned Preventative Maintenance Programme is particularly useful for commercial buildings, blocks of flats, estates, schools, offices, and managed residential properties where ongoing maintenance needs to be planned, funded, and delivered efficiently.
Schedule of Condition
A Schedule of Condition is a detailed record of a property’s condition at a specific point in time. It is commonly prepared before entering into a lease, carrying out building works, or taking responsibility for a property, so that the existing condition is clearly documented.
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The purpose of a Schedule of Condition is to provide an accurate benchmark of the property’s condition, helping to reduce the risk of future disputes over damage, repairs, reinstatement, or dilapidations. It can be used by landlords, tenants, adjoining owners, developers, contractors, and property managers.
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We will inspect the relevant parts of the property and record the visible condition of the building fabric, finishes, fixtures, fittings, external areas, and any other agreed elements. This may include walls, floors, ceilings, windows, doors, roofs, rainwater goods, services where visible, boundaries, common parts, and external surfaces.
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The inspection is visual and non-invasive. We will not open up the structure, remove finishes, move heavy items, or carry out specialist testing unless separately agreed. The schedule will usually include written descriptions supported by photographic evidence to provide a clear and reliable record.
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The final document can be appended to a lease, licence for alterations, party wall award, construction contract, or other formal agreement. It helps ensure all parties have a shared understanding of the property’s condition before liabilities, obligations, or works commence.
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A Schedule of Condition is particularly useful where there is a need to protect a party from being held responsible for pre-existing defects, damage, or deterioration.
Roof & External Fabric Survey
A Roof and External Fabric Survey is a targeted inspection designed to assess the visible condition of a property’s roof coverings, rainwater goods, external walls and associated external building elements. It is suitable where there are concerns about roof leaks, ageing coverings, defective gutters, cracked render, poor pointing, chimney deterioration, flat roof defects, or general external fabric deterioration.
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Unlike a full Home Survey, a Roof and External Fabric Survey focuses on the external envelope of the building rather than the overall condition of the whole property. It is suitable for homeowners, buyers, landlords and property managers who require clear, professional advice on the condition, likely risks and recommended next steps for roof and external fabric issues.
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Our surveyor will carry out a detailed visual inspection of the relevant external areas, from ground level and other safely accessible positions. Depending on the property and the nature of the concerns, this may include assessing roof coverings, ridges, hips, valleys, flashings, chimneys, parapets, gutters, downpipes, fascia boards, soffits, external walls, render, brickwork, pointing, openings, damp staining and signs of water ingress.
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The inspection is non-invasive unless otherwise agreed. The surveyor will not open up the structure, remove finishes, lift roof coverings or carry out specialist testing, but may use appropriate survey equipment such as binoculars, a moisture meter, camera equipment or other visual inspection tools where relevant.
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The report will set out the surveyor’s findings in a clear and practical format, identifying visible defects, likely causes, significance and associated risks. It will also provide recommendations for repair, maintenance, monitoring or further specialist investigation where required.
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A Roof and External Fabric Survey is particularly useful where a property owner, buyer, landlord or property manager needs independent advice before purchasing a property, planning repairs, assessing maintenance priorities, investigating suspected water ingress, or deciding whether further specialist contractor input is necessary.