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Trust me, I'm a Surveyor!
Hi, I’m Chris Bloor, founder of CJ Bloor Property Consultants. With over 20 years in the property industry, I’ve worked my way up from AssocRICS accreditation to achieving a Master’s in Real Estate and becoming an MRICS Chartered Surveyor and RICS Registered Valuer.
In 2019, I founded CJ Bloor with one clear mission: to make the home survey process enjoyable, informative, and stress-free for our clients.
Buying a home is one of life’s biggest milestones, but the process can feel overwhelming. I believe a home survey should do more than identify issues—it should help you truly understand and feel confident about the property you’re buying.
My aim is to make this part of the journey something you actually enjoy, turning it into an opportunity to learn about your future home.
When writing this guide, I wanted to bring my personal experience and insights to the table—not just the standard, dry information you see elsewhere. You’ll find practical advice, clear explanations, and my own perspectives throughout, all designed to help you navigate the process with confidence.
I hope you find this guide useful!
What is a RICS Home Survey?
Simply put, a RICS Home Survey is an assessment of a property’s condition, typically carried out before purchasing a home.
The survey is conducted by a RICS-accredited surveyor, meaning they are a member of the Royal Institution of Chartered Surveyors (RICS). Being regulated by RICS ensures that the survey is conducted to a high standard, as the surveyor must adhere to the protocols set out by the institution.
A RICS Home Survey is conducted in accordance with the RICS Home Survey Standard, which was established in 2019 and took effect in 2021. This standard provides clear guidance on what a surveyor must do based on the level of survey being conducted. It’s considered the bible for Building Surveyors, and it’s practically mandatory to have a copy by every surveyor’s bedside table!
Do you need a Survey When Buying a House?
There is no obligation to have a survey done when buying a house—it’s entirely your choice. However, considering that buying a home is likely the biggest purchase you’ll ever make, it’s highly recommended to have a surveyor inspect the property beforehand.
When we carry out a survey, we break the house down into individual elements and examine each one carefully. We know the common faults associated with different parts of a property, so we know exactly what to look for. For example, during a viewing, would you really be inspecting the condition of the flashings between the chimney stack and the roof covering? Probably not—you’re more likely picturing it as your future home and thinking about where your antique dining table will fit!
“You might feel you’ve seen everything during your viewings, but in reality, it’s hard to check every nook and cranny in such a short time. Without specialist equipment like ladders or moisture meters, and with viewings often being accompanied, it’s easy to miss potential issues.”
Chris Bloor MRICS, Director
The Level 1 Condition Report Explained
The Level 1 Survey is the most basic survey, and also referred to as the Condition Report. It involves an inspection of the property, which includes the inside and outside of the building and any other permanent outbuildings.
It’s aimed at new or recently-built homes that are in reasonable condition – usually homes built in the last 5 years. In general, it’s less thorough than the Level 2 or Level 3 home surveys, which is why it’s usually lower in price.
During the inspection, the surveyor will visit the property and – like the Level 2 Homebuyer Survey – use a traffic light system to score different aspects. The surveyor will look for common issues and summarise findings in a report.
It will also include energy efficiency, location and local environment information so the homeowner has a good understanding of the property.
Although this survey is the cheapest, most homebuyers opt for Level 2 or Level 3 surveys. This is because the Level 1 Survey does not involve advice on repairs or maintenance, and is overall less thorough.
“At CJ Bloor, we don’t carry out the Level 1 Condition Survey as we’ve found that our clients generally require at least a Level 2 assessment. This provides enough detail for them to make properly informed decisions. As a result, we’ve decided to focus our efforts on the Level 2 and Level 3 surveys, which have been very successful. We will continue to monitor developments in the sector and adapt as required.”
Chris Bloor MRICS, Director
The Level 2 Homebuyers Survey Explained
The Level 2 Survey, also known as the Homebuyer Survey, is the most common type of survey for homebuyers.
It’s a mid-level property survey suited to buildings that are made of conventional materials and are in satisfactory condition.
As a general rule, homes that have been built in the last 90 years, have been well maintained, and have not been hugely altered or modified are well-suited to the Level 2 Home Survey.
It includes a thorough inspection and report, which uses Condition Ratings (traffic light system):
Condition Rating 1 (CR1): Elements with no current issues: No repair is currently needed – The elements listed here must be maintained in the normal way.
Condition Rating 2 (CR2): Elements that require attention but are not serious or urgent – These elements have defects that need repairing or replacing, but are not considered to be either serious or urgent. These elements must also be maintained in the normal way.
Condition Rating 3 (CR3): Elements that require urgent attention – These elements have defects that are serious and/or need to be repaired, replaced or investigated urgently. Failure to do so could risk serious safety issues or severe long-term damage to your property.
During the Level 2 inspection, the surveyor will look for any defects that may affect a property’s value, including damp, and harmful substances like asbestos. What’s more, it will highlight any aspects that fall outside of building regulations.
For this reason, many homeowners choose this type of survey before finalising the purchase of a property. It helps ensure the property is in good condition or, at the very least, gives them a clear understanding of the work needed to bring it back into good repair.
You can choose to have a valuation completed at the same time as a Level 2 Survey. This will provide even more information about the property’s market value, and help you understand whether you’re paying a fair price.
View a Sample Level 2 Homebuyer Survey – this sample survey, produced by CJ Bloor, showcases the high standard of work you can expect from us. Please note, we cannot guarantee that surveys from other firms will meet the same level of quality.
The Traffic Light Ratings used in RICS Home Surveys
The Level 3 Building Survey Explained
The Level 3 Survey, commonly referred to as the Building Survey, is the most detailed property survey available.
It’s recommended for older properties, homes that have been modified or are going to be renovated, or homes that are made of non-standard building materials. It’s also the most appropriate home survey for buildings that have unusual designs or have not been well-maintained.
This high level of survey is usually longer, as it offers a more detailed and comprehensive inspection.
The surveyor will inspect the roof, lifting up areas where necessary, any exposed floors, all rooms and windows and more. Although the surveyor will not pull up carpets or floorboards, they will look underneath them if they are already loose.
Any defects, issues or problems that your surveyor finds will be included in the report. They will also provide expert advice on repairs and maintenance.
View a Sample Level 3 Building Survey – this sample survey, produced by CJ Bloor, showcases the high standard of work you can expect from us. Please note, we cannot guarantee that surveys from other firms will meet the same level of quality.
Structural Surveys and Engineer Reports
Structural Surveys
A structural survey is essentially the same as a building survey. It assesses the structural integrity of a property as a whole, investigating and analysing each element in turn, as described above. Despite this, the term structural survey is often mistakenly used instead of building survey, leading to some confusion.
The key difference arises when a bank, authority, or another organisation requests a structural survey.
In these cases, what they are often referring to is a structural engineer’s report, rather than a full building survey. This distinction is important because a structural engineer’s report is usually focused on a specific issue or defect, rather than the whole property.
Structural Engineer’s Report
A structural engineer’s report is a specialised assessment that examines a particular structural concern, such as:
- Cracking in walls
- Deflection in floors
- Roof movement or failure
- Issues with foundations
- Load-bearing walls and their capacity
Unlike a general building survey, which is typically conducted by a surveyor, a structural engineer’s report must be carried out by a qualified structural engineer.
This process usually involves a detailed inspection of the affected area followed by a technical report, which may include structural calculations, recommendations for remedial works, and in some cases, load-bearing assessments for proposed alterations.
Level 2 vs Level 3 Inspection Summary
| Element Inspected | Level 2 Inspection | Level 3 Inspection | |
|---|---|---|---|
| Windows | Opens a sample of windows where keys are available and it is safe. Notes restrictions. | Attempts to open all windows where possible, if keys are available and it is safe. Restrictions must be reported. | |
| Roof Space | Visually inspects roof space from the access hatch without entering. Notes any visible defects. | Enters and visually inspects the roof structure, lifting small insulation corners where safe. Moves lightweight items if permitted. Uses appropriate methods to inspect roofs. | |
| Floors | Inspects exposed floors and tests for deflection using a heel-drop test. Does not inspect subfloor. | Inspects exposed floors, lifts loose coverings where possible, performs heel-drop test, and checks under-floor areas if accessible and safe. | |
| Inspection Chambers & Underground Drainage | Lifts accessible drain covers where safe but does not assess operation of drains. | Lifts accessible inspection chamber covers for drains and septic tanks if safe, observing normal drainage operation. | |
| Other Services | Visually inspects service installations but does not test them. Observes normal operation where possible. | Visually inspects service systems, operates a sample of lights and extractor fans. | |
| Grounds | Conducts a visual inspection of the grounds within property boundaries and notes any significant defects. | Performs a thorough inspection of the grounds, noting defects. Uses appropriate methods to inspect roofs not visible from windows if safe. |
“The level of survey required can often be confusing for customers, especially as each surveying firm seems to have its own parameters for each level. The way I explain it is this: if the property is more than, say, 80–90 years old, is likely to need some repair work, has been extended, and you’re looking for a more detailed report that explores the defects we identify and their prognosis, then a Level 3 survey is likely to be more appropriate.
The important thing to remember is that, whether you choose a Level 2 or Level 3 survey, we still carry out a full and thorough inspection of the property. We don’t skip any parts based on the survey level.”
Chris Bloor MRICS, Director
Survey Comparison Checklist
| Survey Features | Level 1 Survey (Condition Report) | Level 2 Survey (Homebuyer Survey) | Level 3 Survey (Building Survey) |
|---|---|---|---|
| Provides a summary of the property’s construction and overall condition. | ✅ | ✅ | ✅ |
| Identifies any major defects that require urgent attention. | ✅ | ✅ | ✅ |
| Highlights issues that may need further investigation to prevent long-term damage. | ✅ | ✅ | ✅ |
| Warns about any defects that could pose safety risks. | ✅ | ✅ | ✅ |
| Identifies visible defects and provides basic recommendations. | ✅ | ✅ | ✅ |
| Provides guidance on whether further specialist advice is required. | ✅ | ✅ | ✅ |
| Assesses the general condition of the building’s key elements (roof, walls, floors, etc.). | ✅ | ✅ | ✅ |
| Assesses in detail any significant structural alterations or extensions and reports on how they may impact the property. | ✅ | ✅ | |
| Advises on necessary repairs and maintenance but without extensive detail. | ✅ | ✅ | |
| Provides more detailed insights into the construction materials and how they will perform. | ✅ | ||
| Examines visible defects in greater depth and considers the potential for hidden issues. | ✅ | ||
| Evaluates the impact of defects on the building’s overall stability and lifespan. | ✅ | ||
| Outlines potential repair solutions, and risks of delaying work. | ✅ | ||
| Advises on long-term maintenance requirements and how to preserve the property’s condition. | ✅ | ||
| Includes a general assessment of energy efficiency. | ✅ |
EPCs and Energy Efficiency
An Energy Performance Certificate (EPC) rating is a numerical measure of a property’s energy efficiency. It provides valuable insights into how efficiently a building uses energy and offers recommendations for enhancing its energy performance. These ratings are presented on a scale from A (most efficient) to G (least efficient), with ‘A’ being the most desirable.
The EPC Rating Scale
A: 92-100 points (most efficient)
B: 81-91 points
C: 69-80 points
D: 55-68 points
E: 39-54 points
F: 21-38 points
G: 1-20 points (least efficient)
What do EPC ratings mean?
Here’s a detailed breakdown of what EPC ratings actually mean.
A: Properties with an ‘A’ rating are at the top of the efficiency ladder. They are exceptionally energy-efficient and come with the benefit of significantly lower energy bills. ‘A’ rated properties typically boast well-insulated walls, roofs, and energy-efficient heating systems.
B: ‘B’ rated properties are also considered highly efficient. They feature good insulation and various energy-saving features, making them cost-effective to run.
C: Properties with a ‘C’ rating meet the minimum energy efficiency standards required by building regulations. They represent average energy efficiency.
D: A ‘D’ rating suggests that a property’s energy efficiency is moderate. Such properties may require improvements to reduce energy consumption. They are generally less efficient than A, B, or C rated properties, however this is where most homes in England Wales fall.
E: ‘E’ rated properties are less efficient and often come with higher energy costs. However, they can benefit from energy-saving upgrades to improve their rating.
F: An ‘F’ rating indicates inefficiency, resulting in higher energy bills. Significant improvements are necessary to achieve higher ratings.
F: ‘G’ rated properties are the least efficient. They have the highest energy costs and require substantial energy-saving measures to become more efficient.
Overall, EPC ratings of A or B are viewed as excellent in terms of energy efficiency. These ratings suggest that the property is well-insulated, probably possesses modern heating systems, and may even feature renewable energy technologies such as solar panels. Lower energy bills and a smaller carbon footprint make these properties more appealing to potential buyers or tenants. Ratings of E, F, or G, are considered poor and reflect a high level of energy inefficiency. These properties usually have steep energy costs and could substantially benefit from enhancements in energy efficiency.
However, while EPC ratings can offer a summary of a property’s energy efficiency, they’re not the only aspect to consider. Factors such as the age and type of the property, the residents’ lifestyle, and specific heating and cooling requirements can all affect energy consumption.
“I used to carry out a large number of EPCs in the past. What I find amazing these days is how many I come across that are wrong. It’s worrying. In my opinion, EPCs are relied on far too much.
During our survey, we’ll check that the details on the EPC are consistent with what we find at the property, and we’ll let you know if we think they are inaccurate.”
Chris Bloor MRICS, Director
Do You Need a Valuation?
When arranging a property survey, it’s worth considering whether a valuation is necessary.
Surveys are designed to assess the condition of a property and identify potential issues, whereas valuations provide a market value estimate based on comparable properties. While both have their uses, they serve different purposes and are not always essential together.
If you’re purchasing with a mortgage, your lender will usually arrange its own valuation to ensure the property supports the loan amount. This may be sufficient for most buyers. That said, cash buyers, or those seeking additional reassurance, may wish to commission an independent valuation.
It’s important to understand that a valuation estimates the market value of a property by comparing it to similar recently sold homes. While general condition is factored in, specific repair costs aren’t usually included.
In contrast, home surveys delve deeper into the property’s condition, identifying structural concerns, damp, or other significant issues. These findings are often more useful for buyers when negotiating with sellers, as they provide tangible evidence of the repairs that are needed.
Ultimately, while valuations can offer a helpful overview of market worth, surveys typically provide the detailed information buyers need to make informed decisions and negotiate effectively.
How Much Does a Home Survey Cost?
Price Table
| Property Value | Level 2 Survey Price | Level 3 Survey Price |
|---|---|---|
| £100K - £400K | £540 – £655 | £775 – £930 |
| £401 - £600K | £570 – £690 | £835 – £990 |
| £601 - £800K | £595 – £750 | £895 – £1,050 |
| £801 - £1m | £655 – £810 | £955 – £1,195 |
| £1m - £1.5m | £780+ | £1,195+ |
The prices listed above are for guidance only and can vary significantly. We assess each property individually and provide a tailored quote based on its specific requirements, complexity, and other relevant factors.
“We often find that there can be some overlap in survey levels, for example, where a complex Level 2 Survey may be priced at the lower end of a Level 3 Survey. Some firms call this a Level 2+ Home Survey, but we choose not to use this term as we find it confuses customers.
Every enquiry we receive is personally reviewed to ensure the customer is getting the correct level of survey. If the customer wishes, we are happy to discuss this with them directly. We are deeply focused on customer service and are committed to ensuring that each customer receives the right survey to meet their requirements.”
Chris Bloor MRICS, Director
Choosing the Right Firm for Your Home Survey
The first step when choosing a surveying firm is to confirm they are RICS-regulated. The Royal Institution of Chartered Surveyors (RICS) is a globally recognised professional body that sets high standards for those working in the property and construction sectors.
A RICS-regulated firm ensures that the business follows strict professional and ethical guidelines.
It’s alsoimportant to check the individual surveyor’s status with RICS.
You can verify whether they are a Chartered Surveyor (MRICS/FRICS) or an Associate Member (AssocRICS) by searching their name on the RICS website. This guarantees that the person carrying out your survey has the necessary qualifications, experience, and professional accountability.
Go Further with Additional Research
To gain further insight into the firm and its surveyors, you can check professional platforms such as LinkedIn. This can provide additional details on their experience, qualifications, and client feedback. Looking at company pages, employee profiles, and even client reviews can help you make a more informed decision when selecting the right surveyor.
Check for Good Reviews
A firm’s reputation is a strong indicator of the quality of service you can expect. Take the time to read reviews on independent platforms such as Google Reviews and Trustpilot. Look for feedback on the firm’s communication, the clarity of their reports, and their responsiveness to client queries. High ratings and positive reviews are signs that the firm has a solid track record and is trusted by previous clients.
Ensure Complete Independence
To ensure truly impartial advice, it is important to confirm that the firm is entirely independent and has no financial ties or referral agreements with third parties.
Some firms operate on referral arrangements where recommendations are made in exchange for fees or commissions. While this is a common practice, it can create potential conflicts of interest, particularly if there is any pressure to align findings with the expectations of those providing referrals rather than delivering a completely objective assessment.
Request a Sample Report
Before engaging a surveyor, request a sample report to see the level of detail they provide. A good sample report should be easy to understand, well-structured, and contain clear observations and recommendations.
If you are opting for a Level 2 Homebuyer Survey, check if the sample includes photographs of key findings. Many firms, especially larger corporate ones, often don’t include photographs, which can leave you with a less comprehensive understanding of the property’s condition.
Additionally, check the report for excessive recommendations for “further investigations.” While some recommendations are inevitable, overuse of this phrase can indicate a lack of depth in the surveyor’s experience.
What happens during a Home Survey
The External Assessment
When a surveyor arrives at the property, the inspection typically begins with an external assessment, from top to bottom.
Starting with the roof, the surveyor checks the condition of tiles, chimneys, and flashings to ensure they are secure and intact. Gutters and downpipes are then carefully inspected for any blockages or damage that could affect rainwater drainage.
Next, the surveyor turns their attention to the walls, examining them for signs of cracks, dampness, or other structural concerns. These issues can indicate deeper problems that may need to be addressed.
Windows and doors are another component of the external assessment. The surveyor will check their functionality and look for any visible signs of wear or deterioration, such as rotting frames or broken seals.
If there are any conservatories or porches, these will be checked and finally the joinery items including fascia’s, soffit boards and barge boards.
Specialist tools for surveying the outside of houses
During the external assessment, surveyors use various tools such as binoculars, phone cameras, spirit levels, and sometimes drones. When a drone is used to inspect areas with restricted access, such as roofs, the occupier—and often the neighbours—will always be consulted before the drone is flown.
The Internal Assessment
Once the external inspection is complete, the surveyor moves inside to carry out a detailed internal assessment. This part of the process involves checking the ceilings and walls for cracks, dampness, or any other issues that might compromise the property’s structural integrity.
Floors are also inspected for signs of unevenness, dampness, or defects that could indicate underlying problems.
In addition to structural elements, the surveyor examines fixtures and fittings such as kitchens, bathrooms, and other installed features.
If your property has a loft or roof void, the surveyor will include this area in their inspection. Access to the roof space allows them to assess its condition and identify any potential issues, such as inadequate bracing, insufficient insulation or pests.
It is important to ensure that the loft hatch is accessible and, if possible, to set up a ladder in advance to facilitate this part of the survey.
Accessible plumbing, heating, and electrical systems are also checked as part of this stage, although these checks are visual only and in most cases we will recommend they are checked by a qualified gas or electric engineer.
Operational Checks
Some operational checks are included as part of the survey. For example, the surveyor will open and close windows and doors to ensure they function correctly. Running taps to check water flow and drainage is also standard procedure.
Specialist tools for surveying the inside of houses
Surveyors use a range of specialised tools to assist with their internal inspections. These can include ladders, spirit levels, laser measures, and damp meters. Such equipment helps the surveyor identify potential issues that might not be immediately visible.
Occasionally, the use of these tools may produce noises, but this is entirely standard and nothing to worry about.
How to Prepare Your Property for the Survey
To ensure the surveyor can carry out their work efficiently, it is helpful if you can prepare your property in advance.
Externally, you should ideally park your car off the driveway and ensure there are no stored objects restricting the surveyors view of the external walls.
Internally, please try to ensure clear access throughout the property. Declutter spaces to allow free movement and ensure all doors, including those to garages and outbuildings, are unlocked. It is also helpful to raise blinds or curtains to provide unobstructed access to windows.
If you have pets, make arrangements to keep them secured in a separate area during the survey. This prevents distractions and ensures the surveyor can work without interruptions.
If your property has a loft, please make sure the hatch is easily accessible. Setting up a ladder in advance can save time and demonstrate your readiness for the survey.
Additionally, inform the surveyor of any potential hazards, such as fragile fittings, recent repairs, or areas under construction. This helps them plan their inspection more effectively and avoid unnecessary risks.
Avoid distracting the surveyor
When the survey is underway, it’s important to strike a balance between being available for questions and allowing the surveyor to focus on their work. Initial queries are welcome, but avoid interrupting the surveyor unnecessarily.
How Long Will the Survey Take?
The duration of the survey depends on the size and condition of the property. A Level 2 Survey usually takes around 1-3 hours to complete. A Level 3 Survey can take between 2-5 hours to complete.
What Happens After the Survey?
Once the survey is complete, it is natural to feel a mix of anticipation and curiosity about the findings. Remember that a survey is a routine part of the property transaction process. Its purpose is to provide clarity and facilitate a transparent sale for both parties.
If the survey identifies any issues, be prepared to discuss these with your estate agent or solicitor. Proactively addressing concerns can help expedite the sale process and demonstrate your commitment to a fair and straightforward transaction. In some cases, resolving minor issues identified during the survey can even strengthen your negotiating position.
Common Defects Found On a Survey
While various defects can arise, some issues are more common than others. Below are three key defects frequently identified in house surveys.
Damp and Moisture Issues
Damp is one of the most prevalent issues found in property surveys, affecting everything from aesthetics to structural integrity. If left untreated, it can lead to timber decay, mould growth, and damage to plaster or brickwork.
Common Causes of Damp
- Rising damp – Occurs when moisture from the ground moves up through walls due to a failed or missing damp-proof course (DPC).
- Penetrating damp – Caused by external water ingress due to damaged roofs, faulty gutters, or porous brickwork.
- Condensation – Typically results from poor ventilation, often leading to mould growth and potential health risks.
Signs to Look Out For
- Damp patches, tide marks, or peeling wallpaper
- Musty odours, particularly in enclosed areas
- Black mould, especially in corners or behind furniture
Solutions and Remediation
The treatment depends on the cause. Rising damp often requires a new damp-proof course, penetrating damp may need roof and gutter repairs, and condensation can usually be improved by increasing ventilation through extractor fans or trickle vents.
A professional surveyor will assess the extent of the problem and recommend appropriate remedial action, potentially saving homeowners from significant repair costs.
Structural Movement
Structural movement can be a serious concern as it affects the stability of a property. Issues such as subsidence, heave, and settlement can lead to cracking, misalignment, and long-term deterioration.
Types of Structural Movement
- Subsidence – The ground beneath a property sinks, causing foundations to shift. This is common in clay soil areas where seasonal changes impact moisture levels.
- Heave – The opposite of subsidence, where the ground expands and lifts the building, often due to tree root removal.
- Settlement – A natural process where a building sinks into the ground over time, which is usually minor but can be problematic in excessive cases.
Warning Signs
- Cracks in walls (especially wider than 3mm)
- Doors and windows that no longer close properly
- Uneven or sloping floors
- Gaps forming between walls and skirting boards
Solutions and Remediation
If structural movement is detected, further investigations may be required. A structural engineer may be needed to determine the severity, and solutions could include underpinning the foundations to stabilise the property. Early detection is key to preventing further deterioration and avoiding costly repairs.
A Level 3 Building Survey is often recommended for older properties or homes with signs of structural movement, as it provides a detailed assessment of potential risks.
Roof Defects
The roof is one of the most vital yet often overlooked components of a property. Defects can lead to water ingress, damp issues, and structural instability if left unaddressed.
Common Roof Problems
- Missing or broken tiles/slates – Allows water to penetrate, leading to rot and damage.
- Damaged flashing – Flashing around chimneys, vents, or roof joints prevents leaks, but deterioration can cause moisture problems.
- Sagging or bowing roof – Could indicate weakened timbers, excess weight from multiple roof layers, or structural issues.
- Blocked or defective gutters – Poor drainage can cause water to overflow and penetrate walls or foundations.
Signs of Roof Issues
- Water stains on ceilings or in attic spaces
- Daylight visible through the loft space
- Moss or plant growth on tiles, indicating excessive moisture
- Leaking or overflowing gutters
Solutions and Remediation
Routine maintenance can prevent many roof issues. Replacing missing tiles, repairing flashing, and clearing gutters can significantly extend the roof’s lifespan. However, severe problems may require re-roofing or structural reinforcement.
A property survey will highlight any concerns, and if necessary, a specialist roofing contractor may be recommended for further inspection.
What Are Further Investigations?
A home survey provides an assessment of a property’s condition, but there are times when further investigations are necessary. Surveyors are trained to identify potential issues, but some concerns require specialist input to fully understand their extent and implications.
In some cases, we may recommend additional inspections, such as PCA Timber and Damp Assessments, Structural Surveys, or CCTV Drain Surveys.
PCA Timber and Damp Assessments
Dampness, timber decay, and woodworm infestations are common issues in properties, particularly older buildings. If we detect signs of damp or timber deterioration during a survey, we may advise a specialist investigation by a Property Care Association (PCA) accredited contractor.
This assessment will identify the root cause of any damp issues, whether it be rising damp, penetrating damp, or condensation, and provide recommendations for appropriate remedial work. Similarly, if timber defects are suspected, a specialist can determine whether treatment or repairs are necessary to prevent further deterioration.
Structural Surveys
If we identify significant cracks, signs of movement, or other structural concerns, a more detailed Structural Survey by a Chartered Structural Engineer may be required.
These surveys assess whether the movement is ongoing or historic and determine whether any remedial action is needed. Issues such as subsidence, settlement, or inadequate support can have serious implications for a property’s safety and value, making a structural assessment an important step in understanding the risks involved.
CCTV Drain Surveys
Drainage problems are often hidden from view, yet they can lead to significant structural and maintenance issues.
A CCTV drain survey involves inserting a small camera into the drainage system to check for blockages, cracks, collapsed pipes, or root ingress. If we notice signs of drainage issues, such as slow-draining water, damp patches, or subsidence risks, we may recommend this specialist inspection. Identifying problems early can prevent costly repairs and potential damage to the foundations of a property.
“Where possible, we try to avoid recommending further investigations, as we understand it can often frustrate customers. After all, they have commissioned a survey expecting clarity, and being told they need yet another assessment isn’t ideal. That said, there are times when it is absolutely the right course of action.
I often compare a survey to a visit to your local GP. If your doctor suspects something may be wrong, they will refer you to a specialist for further tests. The same applies to property—if we identify a potential issue beyond the scope of our survey, seeking expert advice ensures you fully understand the problem and can make informed decisions about your purchase.”
Chris Bloor MRICS, Director
Getting Quotes for Repairs After the Survey
After receiving a RICS Home Survey, you may need to obtain quotes for repairs highlighted in the report. This process ensures you have a clear understanding of potential costs before proceeding with your purchase or budgeting for maintenance. Here’s a structured approach to getting accurate quotes:
Prioritise the Most Urgent Issues
Your survey report will categorise defects, often using a traffic light rating system. Condition Rating 3 (CR3) issues—those requiring urgent attention—should be prioritised. Focusing on essential repairs first will help you make informed decisions.
Use the Survey Report as a Reference
When requesting quotes, provide contractors with extracts from the survey report that detail the defects. This ensures they understand the issue and quote based on a professional assessment rather than a vague description.
Obtain Multiple Quotes
Aim to get at least three written quotes from reputable tradespeople. This allows you to compare costs, scope, and timelines, helping you spot discrepancies and avoid overpaying.
Choose Qualified Professionals
Select specialists based on the type of repair needed:
- Roofing issues → Choose an NFRC-accredited roofing contractor.
- Damp and timber defects → Use a PCA (Property Care Association) member.
- Structural repairs → Seek advice from a structural engineer or a contractor experienced in underpinning or masonry repairs.
Checking credentials and previous work history is essential.
Request a Detailed Breakdown
A reliable quote should specify:
- The total cost (including VAT, if applicable).
- A clear breakdown of labour and materials.
- Expected start and completion dates.
- Payment terms and warranty details for the work.
Avoid contractors who only provide a verbal estimate, as written documentation offers clarity and accountability.
Consider Specialist Reports for Further Investigation
In some cases, the surveyor may recommend further investigations, such as a damp survey or structural assessment. These specialists can provide more precise repair solutions and costings.
Beware of Cheap or Rushed Quotes
If a quote is significantly lower than others, it could indicate corner-cutting, poor materials, or hidden costs. Conversely, high quotes should justify their pricing with superior materials or warranties.
Review the Contractor’s Reviews and Insurance
Check online reviews, ask for references, and ensure the contractor has public liability insurance in case of accidental damage.
Negotiate Where Appropriate
Some repair costs may be negotiable, particularly if multiple jobs are being undertaken by the same contractor. However, avoid pushing for excessively low prices, as quality workmanship comes at a fair cost.
By following these steps, you can ensure you receive accurate, competitive, and reliable quotes for any repairs identified in your RICS Home Survey, allowing you to proceed with confidence.
“We’re often asked if we can provide quotes for repairs, but unfortunately, this isn’t something we do. The cost of repairs can vary significantly between contractors, making it impossible to provide accurate quotations—this, in turn, could impact negotiations.
Take a kitchen as an example: one person might be happy with a £5,000 budget kitchen, while another might want a high-end £20,000 option. The best approach is to obtain quotes directly from tradespeople, as these will undoubtedly hold up better during negotiations.”
Chris Bloor MRICS, Director
FAQ
Can a surveyor miss damp or subsidence?
While RICS surveyors follow strict guidelines, there are limitations to what can be detected during a non-intrusive inspection. Damp may go unnoticed if there are no visible signs, such as staining or mould, and if moisture meters do not detect elevated readings. Subsidence might not be evident if movement is minor or historic, with no fresh cracks or distortions. If there are concerns, the surveyor may recommend further investigations by a damp specialist or structural engineer.
How long is a RICS survey valid?
There is no formal expiration date for an RICS Home Survey, but its relevance depends on market conditions and the property’s condition. Generally, a report remains useful for around six months, but if the property has been vacant, undergone changes, or if the market fluctuates significantly, a fresh inspection may be advisable. Lenders and buyers may request an updated survey if too much time has passed.
Do surveyors check for asbestos?
RICS surveyors will note potential asbestos-containing materials (ACMs), particularly in properties built before 2000, but they do not conduct asbestos testing. If suspect materials are identified, they may recommend a specialist asbestos survey for confirmation and advice on management or removal.
Do surveyors check electrical systems?
Surveyors carry out a visual inspection of the electrical installation, looking for obvious defects such as outdated fuse boxes, exposed wiring, or missing RCD protection. However, they do not conduct in-depth testing. If concerns arise, they will recommend an Electrical Installation Condition Report (EICR) by a qualified electrician.
Will a surveyor check the roof space?
Yes, if the loft is easily accessible and safe to inspect, surveyors will check for insulation, ventilation, timber condition, and signs of leaks or structural issues. However, they will not move stored items, lift floorboards, or enter confined areas. If access is restricted, they may suggest further investigation.
