Not every concern needs a full building survey. If you have one problem, such as a crack that seems to be getting wider, a damp patch that keeps coming back or a roof that has started to sag, a specific defect report looks at that issue in detail and tells you what is causing it and what to do about it.
Reports are prepared by our associate chartered building surveyor, who has more than 10 years’ post-qualification experience and works to current RICS guidance. He does not carry out or sell repairs, so the advice is independent of any contractor.
Distinguishing historic, stable movement from progressive movement such as subsidence, heave, failing lintels or wall tie corrosion. Where needed, crack monitoring or a structural engineer is recommended.
Condensation, penetrating damp, rising damp and leaks. For a full diagnosis of damp across a property, see our damp and mould surveys.
Leaks, sagging or spreading roofs, failed flat roof coverings, defective flashings and chimney stacks.
Spalling bricks, failed pointing, cracked or hollow render, and bulging or leaning walls.
Wet rot, dry rot, woodworm, and springy or sloping floors.
Defects in extensions, loft conversions and refurbishments, including whether the work has been carried out to a reasonable standard.
Every report follows the same clear structure, so you can see at a glance what has been found and what to do next.
The inspection is non-invasive. The surveyor will not lift fitted floor coverings or open up construction without your agreement, but will tell you if opening up is needed to reach a firm conclusion.
Guide fee
For a single defect at a residential property. The fee depends on the nature of the defect, the size of the property and the extent of inspection needed, and is confirmed before you instruct.
If the inspection shows that a wider survey is needed, you will be told before any further cost is incurred. For a survey of the whole property before you buy, see our RICS Level 1, 2 and 3 surveys.
Describe the defect and send photographs if you can. Enquiries are normally answered within 24 to 48 hours.
You receive a fixed fee and the surveyor’s terms of engagement. You instruct and contract with the surveyor directly.
A focused inspection of the defect and the surrounding construction, inside and out as needed, with readings and photographs.
A written report setting out the cause and the recommended remedy. If you are working to a deadline, such as an exchange of contracts, let us know when you enquire.
Blakes has been advising property owners across London since 2013. We know the defects that recur in the capital’s housing stock, from movement in Victorian terraces on clay to failing flat roofs on purpose-built blocks.
Tell us the address, what the problem is and how long you have noticed it. Photographs help us point you to the right report. Call us on 020 7373 7373 or complete the form below and we will come back to you within 24 to 48 hours.
Specialist surveys are carried out by our associate chartered building surveyor. You instruct and contract with the surveyor directly, on his own terms of engagement.
Other specialist surveys: party wall surveys, damp and mould surveys, spray foam insulation surveys and licence to alter surveys.
A focused inspection and report on one problem, or a small number of related problems, in a property. It explains the cause and recommends a remedy rather than reporting on the whole building.
A Level 3 Building Survey covers the whole property. A defect report looks only at the issue you are concerned about, in more depth and at a lower fee.
From £500 + VAT for a single defect at a residential property. A fixed fee is confirmed before you instruct.
Most cracks in older London houses are historic or cosmetic, but some indicate ongoing movement. The width, shape, location and whether the crack is changing all matter, and that is what the inspection establishes.
No. The surveyor is independent and does not carry out or sell repairs, so the advice is not influenced by the cost of the work.
Yes. A clear, independent report is often useful evidence in disagreements with builders, neighbours or insurers. If you need a formal expert witness report for court, tell us at the outset, as different rules apply.
Sometimes. Many defects can be diagnosed and resolved by a building surveyor, but where structural calculations or a design are needed, the report will say so.
London and the South East. If you are unsure whether your property is covered, include the address in your enquiry.
