Not every survey uncovers major structural concerns. In many cases, the real value lies in confirming that a property is broadly sound while picking up the smaller issues, checks and maintenance items a buyer still needs to know about before moving forward.
For this instruction, we carried out a RICS Home Survey – Level 2 on a three-storey, three-bedroom semi-detached house in Bramhope, Leeds, estimated to have been built around 2021. Overall, the property was considered a reasonable purchase, with no evidence of significant defects noted at the time of inspection. Even so, the survey highlighted a number of points that were worth addressing before exchange or budgeting for as part of normal ownership.
The property
The house was a modern semi-detached property of cavity masonry construction with plastic double-glazed windows and doors, a pitched tiled roof, and a mixture of solid and suspended floors. It included accommodation over three storeys, along with a detached single garage, private parking and a rear garden.
The EPC rating recorded in the report was 84B, which was in line with expectations for a property of this age and type
Survey findings
Overall, the survey found that much of the property was in generally satisfactory condition. The roof coverings, main walls, windows, roof structure, ceilings, internal walls, floors and garage were all recorded as having no current issues requiring repair beyond normal maintenance. The overall opinion was that there should be no particular difficulty on resale in normal market conditions.
However, a number of items still needed attention.
Externally, the front door frame showed weathering, and part of the door trim was loose. While this was not considered serious, the frame required redecoration and the loose trim needed to be fixed back properly.
Inside the property, the en-suite extractor fan was noted to be loud and appeared to have been turned off at the isolator switch. The recommendation was for it to be checked by an electrician and replaced if faulty, as poor extraction can allow excess moisture to build up in the room over time.
The survey also highlighted a number of matters in the external areas. Some of the rear fencing had moved slightly and was leaning, although the post felt solid at the time of inspection. The paths and hardstanding areas were showing signs of deterioration, and there was missing pointing to the paving that required repair. The rear decking was also noted as likely to become slippery in wetter months, meaning periodic cleaning or a non-slip treatment would be sensible.
One further point raised was that the decking was recorded as being over 300mm in height, meaning the report advised the buyer to ask their legal adviser to confirm whether the appropriate planning permission had been obtained. This was also specifically flagged again in the legal section of the report.
Services and Pre-Purchase Checks
One of the most important parts of the report related to the services. Although the visible parts of the installations appeared functional, the survey recommended that the electrical installation, gas installation, heating system and hot water system should all be checked and tested by suitably qualified specialists before exchange of contracts. That is standard good practice on change of occupancy, but it is still a key point for buyers because it helps reduce the risk of inheriting hidden faults or unexpected costs after completion.
The report also noted the presence of an electric vehicle charging point at the garage, which had not been tested and should also be inspected by a qualified person. In addition, the garage itself was locked at the time of inspection and could not be inspected internally, so the buyer was advised to bear that limitation in mind.
The big picture - what do these findings mean?
This was a good example of a survey adding value even where there are no major structural concerns. The report effectively confirmed that the property was a sound proposition overall, while still identifying the practical details that mattered to the buyer.
Rather than uncovering dramatic defects, the survey helped draw attention to the kinds of issues that are easy to overlook during a viewing: service testing, extractor performance, minor external repairs, maintenance to paths and fencing, and legal checks on alterations such as decking. Having those points set out clearly allows a buyer to proceed with a more complete picture of the property.
The outcome
With the findings in hand, the buyer was able to move forward knowing the property had been assessed as a reasonable purchase overall, while also understanding where further checks and minor remedial works were needed. That meant they could make informed enquiries through their solicitor, arrange appropriate inspections to the services, and budget for straightforward maintenance items from the outset.
Wandering whether you need a survey?
Newer properties can still benefit from a professional survey. Even where there are no major defects, a Level 2 survey can highlight maintenance items, safety checks and legal points that might otherwise be missed.
At CJ Bloor Property Consultants, our surveys are designed to give buyers a clear and practical understanding of the property they are purchasing, helping them move forward with greater confidence and fewer surprises later on.
