We offer a range of residential survey reports to suit your requirements. All of our survey reports are presented in a clear concise RICS format accompanied by photographs taken upon inspection.
A brief summary of the range of residential surveys we currently offer:-
Choose this report if you’re buying or selling a conventional house, flat or bungalow built from common building materials
and in reasonable condition. It focuses purely on the condition of the property by setting out the following:
• clear ‘traffic light’ ratings of the condition of different parts of the building, services, garage and outbuildings, showing
problems that may require varying degrees of attention;
• a summary of the risks to the condition of the building; and
• advice on replacement parts guarantees, planning and control matters for your legal advisers.
An RICS Condition Report is straightforward and does not include a valuation, but we can provide this as a separate extra service.
Choose this report if you need more extensive information whilst buying or selling a conventional house, flat or bungalow,
built from common building materials and in reasonable condition. It costs more than the Condition Report but includes:
• all of the features in the Condition Report;
• a list of problems that the surveyor considers may affect the property;
• advice on repairs and ongoing maintenance;
• issues that need to be investigated to prevent serious damage or dangerous conditions;
• legal issues that need to be addressed before completing your purchase; and
• information on location, local environment and the recorded energy efficiency (where available).
Choose the Building Survey (formerly called a structural survey) if you’re dealing with a large, older or run-down property,
a building that is unusual or altered, or if you’re planning major works. It costs more than the other RICS reports because it
gives detailed information about the structure and fabric of the property.
The RICS Building Survey uses the same traffic light ratings as the Condition and HomeBuyer Reports. It also includes:
• a more thorough inspection and detailed report on a wider range of issues;
• a description of visible defects and potential problems caused by hidden flaws;
• an outline of repair options and the likely consequences of inactivity; and
• advice for your legal advisers and details of serious risks and dangerous conditions.
The RICS Building Survey does not include a valuation, but we may be able to provide this as a separate extra service.
Our surveyors may be able to provide an estimate of costs for identified repairs if agreed with you in advance as an additional service.
Choosing the level is the question buyers ask most. It depends far more on the age, construction and condition of the property than on its price.
| Level 1 Condition | Level 2 HomeBuyer | Level 3 Building Survey | |
|---|---|---|---|
| Best suited to | Modern, conventional, good order | Conventional houses and flats in reasonable order | Older, altered, extended or unusual property |
| Condition ratings | Yes | Yes | Yes |
| Advice on defects | Identifies visible issues | Identifies and explains | Diagnoses causes and advises on repair |
| Extent of inspection | Visual, non-intrusive | Visual, non-intrusive | More thorough — roof spaces, under floors where accessible |
| Valuation included | No | Optional | On request |
| Repair guidance | Limited | Priorities and next steps | Detailed, with likely consequences of inaction |
Our general advice: anything built before about 1930, anything that has been extended or converted, and anything showing signs of movement, damp or roof age warrants a Level 3. For a modern flat in a well-maintained block, a Level 2 is usually proportionate. If you are unsure, tell us the address and the year of construction and we will recommend the level rather than sell you the most expensive one.
A survey is a considered professional opinion based on what can be seen and safely accessed on the day. Knowing its limits is as useful as knowing its scope.
A survey that recommends a specialist report is not passing the problem on. It is telling you that the next step needs a different expertise, and that is far more useful than a guess.
London’s housing stock has its own recurring problems. These are the ones we report on most often, and the ones worth knowing about before you exchange.
Send the address, the approximate age, the property type and whether you have a target exchange date. We recommend the level that fits and quote a fixed fee — agreed in writing before instruction, so there are no surprises.
We deal directly with the agent or vendor to arrange the inspection at a time that suits, and confirm it with you.
A Level 2 typically takes two to three hours, a Level 3 rather longer depending on size and complexity. You are welcome to attend, and many buyers find it the most useful part of the process.
Most reports are delivered within 5 to 10 days of inspection, and urgent instructions can often be turned round within 24 hours. Defects are rated by urgency so you can see immediately what needs attention now and what can wait.
Our reports follow the RICS format and are written to be as self-explanatory as possible, with defects rated by urgency so the priorities are clear on the page.
Where a conversation would genuinely help — for example to facilitate an exchange of contracts to a deadline — we can arrange for the surveyor to provide verbal feedback following the inspection on request.
Pre-purchase surveys. We generally carry out RICS Level 1, 2 and 3 surveys across south-west London and Surrey. That is deliberate. Local knowledge counts for more in surveying than people expect — knowing that a particular street sits on clay, that a block has a known cladding issue, or that a type of conversion in a given area tends to hide a specific defect is the difference between a report that describes a property and one that tells you what to do about it.
Our other services — including major works, party wall matters and professional valuation — are provided more widely across London and the South East.
If you are outside our survey area, say so when you enquire and we will tell you honestly whether we are the right firm or point you towards one that is.
See our borough pages for local experience. If you are buying a leasehold flat with a short lease, see lease extension valuations. For formal valuation reports see RICS Red Book valuations.
Call us on 020 7373 7373 for a fixed fee quote for any of our home survey reports. Alternatively email us via our contact us page and we will provide a quotation to you by email. When making your enquiry, please state which type of survey you require, the address of the property to be surveyed (or link to the sale particulars) and the agreed purchase price if applicable.
We look forward to hearing from you.
In addition to the above, we have a range of professional RICS (Royal Institution of Chartered Surveyors) and RIBA (Royal Institute of British Architects) that are able to provide a range of additional services some of examples of which are summarised below:
• Major Works Specification writing for Houses & Blocks of Flats
• Tender Analysis & Contract administration
• Building defects diagnosis
• Dilapidations, Schedules of Condition
• Planned and reactive maintenance
• Refurbishment & Extensions (Including Planning Applications)
• Building regulations and property legislation compliance
• Capital expenditure plans
• Licences for alterations in leasehold property
• Party wall Act 1996
Please call us to discuss your requirements and we will be pleased to provide contact details for our associates.
The right survey depends on the age, type and condition of the property, as well as how much detail you need before making a decision.
A Level 1 Condition Report may be suitable for a conventional property in reasonable condition. A Level 2 Homebuyer Survey is more detailed and is often appropriate for standard houses, flats and bungalows. A Level 3 Building Survey is usually recommended for older, larger, altered, unusual or run-down properties, or where major works are planned. If you are unsure, we can help you choose the most suitable survey before you instruct us.
A Level 2 Homebuyer Survey provides more detail than a basic Condition Report and highlights defects, repairs, maintenance issues and matters that may need further investigation.
A Level 3 Building Survey is more comprehensive. It gives a more detailed assessment of the structure and fabric of the property, explains visible defects, comments on potential hidden issues and provides more detailed advice on repair options and the consequences of not addressing them. It is generally more suitable for complex, older or altered properties.
We can normally include a valuation if required as an additional service. If you require a valuation as well as a survey, please let us know when you make your enquiry.
A survey can identify defects and explain the nature and seriousness of repair issues.
Estimated repair costs are not included as standard but they may be available as an additional service where agreed in advance. If you would like cost guidance for specific repairs, please tell us before the inspection so we can confirm whether this can be included within the agreed scope.
Yes, it can still be sensible to commission a survey even if the property appears to be well maintained.
Some defects are not obvious during a viewing, and a survey can help identify issues that may affect your decision, future maintenance plans or negotiations. A survey gives you a clearer understanding of the property before you commit to the purchase.
A survey may help you understand whether there are defects, risks or repair issues that should be considered before exchange of contracts.
Whether you renegotiate is a commercial decision between you, the seller and your advisers. If the survey identifies significant issues, you may wish to discuss the findings with your solicitor, lender or estate agent before deciding how to proceed.
To provide a quote, we will usually need the property address, the type of property, the number of bedrooms, the agreed purchase price and the level of survey you are considering.
It is also helpful to send a link to the sales particulars, along with any specific concerns you have about the property. If you are unsure which survey you need, we can advise based on the information available.
You should arrange a survey as early as possible once your offer has been accepted, or as soon as you know you need professional advice.
This gives you time to review the findings, raise questions, speak with your solicitor and consider any further investigations before exchange of contracts. If your matter is urgent, please let us know when you contact us.
