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A property survey provides an independent and expert assessment of a property’s condition at the time of inspection, identifying visible defects, construction-related issues and matters requiring further investigation. A survey is commonly commissioned prior to purchase to support informed strategic decisions, including whether to proceed with the transaction, how much to pay for the property, and the likely scope and priority of repairs, maintenance or further specialist advice.
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There are three levels of survey available, and the appropriate choice will depend on the age, size, condition and overall complexity of the property, as well as the level of detail you require. Further information on each survey type is set out below, or you may Contact Us to speak directly with a local chartered surveyor to discuss which option is most suitable for your circumstances.
Level 1
Condition Report:
A Level 1 Condition Report is an economical form of survey intended to provide a concise overview of a property’s condition at the time of inspection. It is generally suited to newer, conventionally constructed properties that are expected to be in reasonable or good condition and have not been significantly altered.
The inspection is relatively limited in scope when compared with Level 2 and Level 3 surveys, and the resulting report is deliberately succinct. It uses standard RICS condition ratings to identify significant defects and areas of concern but does not include detailed technical commentary.
This level of survey does not extend to the same degree of investigation as a Level 2 or Level 3 survey. While defects and condition issues will be noted where observed, no advice is provided on repair options, remedial works or ongoing maintenance, and photographs are not included within the report.
Level 2
Home Buyer Survey:
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A Level 2 Home Buyer Survey provides a balanced and proportionate assessment of a property’s condition, offering greater detail than a Level 1 report while remaining concise in scope. It is generally suitable for traditional properties in reasonable condition that are not unusually complex or extensively altered.
The inspection includes a visual examination of the building, its services and grounds, including accessible roof spaces, basements and other areas normally used by the occupiers where it is safe to do so. The report identifies defects and areas of concern, provides brief advice on repairs and maintenance, and matters requiring further investigation.
Photographs are included to illustrate significant issues. The report is intended to support informed decision-making prior to purchase, but provides less technical information advice than the Level 3 Survey.
Level 3
Building Survey:
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A Level 3 Building Survey is the most comprehensive level of inspection and reporting available under the RICS Home Survey Standard. It is appropriate for older, larger or neglected properties, buildings that have been significantly altered, properties of non-traditional construction, Listed buildings, commercial properties, or where major works are proposed.
The inspection is detailed and wide-ranging, covering all accessible parts of the building, its services and grounds. The report describes the construction and materials, assesses condition, identifies defects, and explains their likely causes, implications and risks.
Detailed advice is provided on repair and maintenance options, including priorities and potential consequences of non-repair. A higher number of photographs are included, and relevant background information such as available Planning or Building Control history which will be considered where appropriate.
Drone Surveys:
We are able to offer drone inspections to obtain close-range visibility of roofs and other elevated or inaccessible elements, including roof coverings, chimneys, parapets, flashings, gutters and associated details. This service can be added to a Level 1, Level 2 or Level 3 survey, subject to separate agreement, or instructed independently as part of a dedicated roof condition survey.
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Drone inspections are particularly appropriate where roof areas are not safely visible from ground level, adjoining windows or by the use of ladders, or where access limitations restrict a visual roof inspection. The use of drone technology allows for a more informed assessment of roof condition without the need for intrusive access or temporary scaffolding.
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High-resolution aerial photographs captured during the flight are incorporated within the report, together with a detailed description and professional analysis of observed defects and condition-related issues. Where appropriate, the drone imagery and report findings may be issued to roofing contractors to assist in obtaining informed repair quotations. All drone flights are pre-planned and covered by appropriate third-party liability insurance.
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In addition, we can provide drone photography and video footage as a standalone, non-advisory service for visual, marketing or record-keeping purposes. This service is limited strictly to the capture and supply of imagery and does not include professional editing.
Defect Reports:
We are able to provide detailed defect analysis reports to investigate a specific defect, suspected defect or area of concern affecting a building’s condition, performance or structural integrity. These reports are typically instructed where a problem has been identified but its cause, extent or implications are unclear. Our approach combines targeted inspection, informed investigation and professional judgement to identify the most likely causes of defects and to advise on appropriate remedial options.
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Inspections are supported by the use of appropriate surveying equipment and are informed by our extensive experience and knowledge of building pathology, construction methods and material behaviour. Reports provide a clear explanation of observed defects, their probable causes, the risks associated with non-remedial action, and practical recommendations for repair, further investigation or specialist input where required.
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We regularly diagnose and advise on a wide range of building defects, including dampness, condensation and mould growth; timber rot and decay; structural movement and cracking; subsidence; drainage defects; inadequate ventilation or insulation; defective fenestration (windows and doors); roof deterioration; and issues affecting building services. Where necessary, we work alongside trusted specialist contractors, structural engineers and other consultants to ensure that advice is proportionate, technically sound and appropriately supported.