Building Survey Practice Note 1st Edition Rics

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RICS practice note

1st edition
Published by the Royal Institution of Chartered Surveyors (RICS)
Surveyor Court
Westwood Business Park
Coventry CV4 8JE
UK
www.rics.org
No responsibility for loss or damage caused to any person acting or refraining from action as a result of the material included in this publication can be
accepted by the authors or RICS.
Produced by the Residential Property Group of the Royal Institution of Chartered Surveyors.
ISBN 978 1 84219 839 1
© Royal Institution of Chartered Surveyors (RICS) October 2012. Copyright in all or part of this publication rests with RICS. No part of this work may
be reproduced or used in any form or by any means including graphic, electronic, or mechanical, including photocopying, recording, taping or Web
distribution, without the written permission of the Royal Institution of Chartered Surveyors or in line with the rules of an existing licence.
Printed in Great Britain by Page Bros, Norwich
Contents
Status of this practice note 1
Introduction 2
Part A: The practice note 3
1 Professional obligations 3
2 Requirements and scope of the RICS Building Survey Service 5
3 The contract 8
4 Compiling the report – commentary and guidance 9
Part B: The documentation 17
RICS Home Surveys Information Sheet 18
Commentary on particular elements of the Description of the RICS Building Survey Service 21
Description of the RICS Building Survey Service, with the standard terms of engagement 23
What to do now 28
Leasehold properties advice 29
Maintenance tips 31
Part C: The report form and checklists 33
A Introduction to the report 36
B About the inspection 37
C Overall assessment and summary of the condition ratings 40
D About the property 44
E Outside the property 49
F Inside the property 53
G Services 58
H Grounds (including shared areas for flats) 65
I Issues for your legal advisers 68
J Risks 71
K Energy efficiency 73
L Surveyor’s declaration 75
What to do now 77
Description of the RICS Building Survey Service 78
Typical house diagram 80
Part D: Appendices 81
A Definitions of the RICS Building Survey Service key terms 82
B The RICS Building Survey Service – checklist of professional obligations 83
C Relevant RICS guidance sources 84
D The contract – checklist for each commission 85
E The RICS Building Survey Service Copyright Licence Scheme 86
RICS Building Survey practice note | iii

iv | RICS Building Survey practice note
Status of this practice note
Surveyors accepting instructions to provide
reports under the RICS Building Survey Service
must comply with the conditions set out in this
practice note.
It is necessary to use the specified forms, also
described here, without variation. No departure
from this mandatory practice note is permitted.
When an allegation of professional negligence is

made against a surveyor, the court is likely to take
account of any relevant practice notes in deciding
whether or not the surveyor acted with reasonable
confidence. Failure to comply with this practice
note is likely to be judged to be negligent.
In the opinion of RICS, a surveyor conforming fully

to the requirements of this practice note should
have at least a partial defence to an allegation
of negligence by virtue of having followed those
requirements.
Those surveyors using the report forms must take

out an RICS Building Survey Service copyright
licence, which authorises them to use the RICS
Building Survey Service material in England, Wales,
Northern Ireland, the Channel Islands and the Isle
of Man.
RICS Building Survey practice note | 1

Introduction
The RICS Building Survey is the premium product • provides a report that is factual and
in the RICS Home Survey range. Clients who unambiguous, is presented in a logical order
want a clear, impartial and detailed assessment and is written in plain language. The report
of any type of property will choose it, and their must also clearly differentiate facts from the
expectations will be higher than that for the RICS surveyor’s opinion.
HomeBuyer and Condition Reports. To meet
this, it is essential that the RICS Building Survey Unlike other Home Survey products, the RICS
Service: Building Survey Service is more flexible and may
include a broader range of issues arising. However,
• is performed by a surveyor who has sufficient where these fall outside the concept of the
knowledge and competence necessary to carry service, they must be covered by an ‘extra service’
out a detailed condition assessment of the agreement as defined in this practice note (see
property Part A, section 2.5).
• describes the identifiable risk of potential or The 1st edition of the RICS Building Survey
hidden defects practice note comprises the following parts:
• ensures that the surveyor establishes a
• Part A: The practice note
relationship with the client in order to determine
the client’s precise requirements before • Part B: The documentation
providing the service, and to be able to discuss • Part C: The report form and checklists
the report once it has been delivered • Part D: Appendices
• includes an appropriate desk-top study carried
out by the surveyor that provides a good Standard terminology
working knowledge of the property in its Arranged in the following table are the full title,
locality short form and initials of the main elements and
• ensures a thorough and detailed property documents of the service. These are to be used
inspection, and consistently and in all cases without variation.
Full title Short form Acronyms

Description of the RICS Building Survey Service — DBS
instructions to proceed the instructions —
RICS Building Survey the survey —
RICS Building Survey practice note the practice note PN
RICS Building Survey Service the service BSS
RICS Building Survey Service Copyright Licence the copyright licence —
RICS Home Surveys Information Sheet — HSIS
standard terms of engagement — STE
2 | RICS Building Survey practice note

Part A: The practice note
1 Professional obligations and must record them in the survey and in the site
notes.
The DBS requires that the surveyor makes

1.1 Compliance
best endeavours to speak to the client prior
In the interest of maintaining the highest to the inspection in order to specify the exact
professional standards, every surveyor delivering requirements of the client and to avoid any possible
the RICS Building Survey Service (BSS) must misunderstandings. It is essential to remember
comply with the content of this practice note. A that the client expects much more from the BSS
surveyor accepting instructions under the BSS than that from the RICS HomeBuyer or the RICS
must be an AssocRICS, MRICS or FRICS and must Condition Report. The surveyor is advised to
fulfil all instructions in full compliance with the provide a comparison between the various levels
following: of service that are available so that the client may
• practice note (PN) clearly understand the differences between them.
The surveyor should also make clients aware that
• Description of the RICS Building Survey Service they can discuss the report with him or her after it
(DBS) and the standard terms of engagement is produced. It is considered good practice for the
(STE) that sits within it surveyor to initiate this post-inspection contact.
• the RICS BSS Copyright Licence (see section
1.7), and 1.3 Competence
• all guidance published by RICS relating to Inspection for the building survey is longer, more
the inspection of residential property (see detailed and more extensive than that for the RICS
www.rics.org). HomeBuyer or the RICS Condition Reports (see
the RICS Home Surveys Information Sheet (HSIS)).
1.2 Care and diligence The degree of detail and extent of reporting is
also substantially greater. The service requires a
The surveyor has a duty of care and diligence. The
high level of competency in surveying the type of
BSS is founded on a set of commitments made
property in question.
to the client in the STE, which sits within the DBS.
Both the DBS and STE are reflected throughout The BSS requires the surveyor to have relevant
this practice note and include an obligation to give experience in this field, have appropriate
the client the benefit of the surveyor’s judgment, knowledge of building construction and be
in addition to the simple facts. They also set out sufficiently skilled to inspect and report on the
clearly and unambiguously not only what will be particular property concerned. If the surveyor
provided in the service, but also what will not. cannot fulfil these requirements, then the
instruction should be declined.
The surveyor alone must judge the exact extent of
the inspection of a particular property and make
the decision on whether or not to include particular
1.4 Sufficient knowledge
items in the RICS Building Survey. The surveyor Both the DBS and STE indicate that the surveyor
also has to determine with care: has sufficient knowledge of the construction type
and the area in which the property is situated.
a) which matters are to be included for any of the Section 2.3 describes the types of property to
reasons specified in the DBS which the service applies.
b) which condition ratings to apply to the elements
of the property. The surveyor must be familiar with the
characteristics of the local area in order to
These decisions are made on the basis of the understand how they may affect the condition of
surveyor’s training, knowledge and experience. the property being inspected. Although this varies
The surveyor must be prepared to stand by them, between regions, this knowledge typically includes:

• common and uncommon vernacular housing Sources of material may include the internet as well
styles, materials and construction techniques as traditional resources. It is recommended that the
• general environmental issues where information sources of all information provided are recorded
about them are freely available to the public – within site notes and stated in the report.
including flooding, radon, aircraft noise, typical
soil conditions, important landfill sites, etc. 1.4.2 Oral enquiries
• the approximate location of the main Information about matters affecting the property
conservation areas/historic centres may be available from the property owner, occupier
or, where the property is vacant, the owner’s agent,
• local and regional government organisations
and may be obtained through oral enquiries. Such
and structures
information should only be used as a guide, as
• an awareness of the socio-historical/industrial it may not be entirely accurate. In addition, the
development in the area. surveyor should recommend that the client seek
legal advice on any such information stated in the
If any of this information is not known, the surveyor
report.
must use reasonable endeavours to fill in the gaps
through research about the property and postcode The primary purpose of this procedure is to assist
areas by performing a desk-top study, making the surveyor in establishing matters of relevance
enquiries and using other means prior to, during and to follow a trail of prudent enquiry. For example,
and after the inspection. If this cannot be achieved the following information (not given in any particular
within an appropriate timescale, the surveyor order) may be available from the owner or occupier:
should not accept the instruction. The following
paragraphs discuss these methods in further detail. • previous structural repairs (e.g. underpinning
or strengthening), and past/current insurance
1.4.1 Desk-top study claims
The surveyor may consider the following • list of improvements carried out (e.g. new
information, if available: bathroom, new kitchen, Velux, energy)
• structural alterations or additions
• estate agent particulars
• redecoration or renewal of finishes
• relevant site information (e.g. the nature of the
subsoil) • local authority or statutory approvals
• particular exposure to wind-driven rain or frost • age of the property
attack • length of occupancy at the property
• details of previous works and permissions • whether the property is listed or located in a
• guarantees, warranties and any supporting conservation area
reports, specifications and quotations • guarantees or warranties (e.g. for timber or
• conservation area or listed building status damp treatment, cavity wall tie replacement)
• lease details (see section 4.9, Leasehold • neighbour or other disputes affecting the
properties) property
• any other technical reports relating to the • availability of mains services (e.g. details of
property (for background information only, not maintenance/service records, repairs and
for reliance), unless otherwise agreed. upgrading, especially for gas and electrical
installations)
This list of information is not exhaustive, and it is
for the surveyor to determine local conditions and • details of private services
obtain any information relevant to the particular • status of roadways (adopted or private)
circumstances of the property. • known rights of way, or other rights that may
Even where the surveyor has acquired a good exist over, or benefit, the property
working knowledge of the type of property • location of any concealed traps and hatches
concerned and its locality, the surveyor must carry that may provide access to parts of the
out a desk-top study using a structured approach. structure

• tenure This must be established from the outset and
• specific details needed as a result of the before the contract is signed or otherwise
surveyor following a reasonable trail of enquiry accepted. The surveyor is advised to make every
effort to speak to the client prior to the inspection
• where the property is leasehold, lease term in order to ensure that the client:
(original and unexpired), details regarding ground
rent, service charge, insurance arrangements, a) is making the appropriate choice of survey
responsibility for repairs and maintenance, and b) has a clear understanding of the key
identity of the freeholders or superior landlord elements of the service, what will be
and the management company delivered and the approximate timescale
• ownership of boundaries for delivery.
• Party Wall etc. Act 1996 issues In particular, these key elements concern the extent
• where there is private drainage, details on and limitations of both the inspection and the
type of drainage and locations of holding survey, as specified in the HSIS and the DBS (see
tanks, plant and equipment, when and how also section 3).
it is serviced, capacity of holding tanks and
frequency of emptying in relation to the number 1.7 Obligatory copyright licence
of people in the household
The RICS Building Survey is a product developed
• whether the property or immediate locality has and owned by RICS, and only RICS members (as
been affected by flooding, or an invasive species listed in section 1.1) may use its name, format and
content. RICS surveyors wishing to reproduce
If this cannot be achieved within an appropriate
this product must purchase the copyright licence,
timescale, the instruction should not be accepted.
which is obtained from RICS (see www.rics.org).
RICS can also supply all other necessary
1.5 Energy Performance Certificate documents (for more details, see Appendix E).
If the property is being marketed for sale, an Energy
Performance Certificate (EPC) should be available. 1.8 Negligence
The EPC contains the current energy-efficiency If the court is presented with an allegation of
rating that the surveyor is required to state in professional negligence against a surveyor, it will
section D of the report. It is recognised that most likely consider any relevant practice notes
energy/sustainability matters are changing rapidly in deciding whether the surveyor acted with
and that the format of the information in the EPC is reasonable competence. Failure to comply with
currently under regulatory review. the relevant practice note may result in an adverse
finding against the surveyor.
Recently, there has been a greater expectation from
clients on matters relating to thermal efficiency and A surveyor conforming to the requirements of this
energy. Therefore the surveyor will be expected practice note should be better able to demonstrate
to comment on energy-efficiency issues in the competence in response to an allegation of
report and to be familiar with programmes such as negligence.
the Green Deal and/or other related government
initiatives. Comment should be provided under 2 Requirements and scope of the
sections G Services, I Issues for your legal advisers RICS Building Survey Service
and K Energy efficiency, as appropriate.
1.6 Client’s understanding of the 2.1 UK countries

contract This practice note is written to reflect the property
law in England and Wales, although much of its
As mentioned in section 1.2, the surveyor must
content is equally applicable elsewhere.
recognise that there is a greater expectation from
clients for ongoing oral and written communication
as part of the BSS, in comparison to the RICS 2.2 Application
HomeBuyer or Condition Report Services. This practice note:

a) describes and defines the service, in particular the property. The property is therefore condition
specifying those elements that are mandatory reported at a level of thoroughness necessary
b) applies without exception where any surveyor to provide a balanced and informed opinion that
enters into a contract with a client to provide is also clear and jargon-free and in compliance
the service. with the terms agreed in the DBS. As a result, the
report is necessarily more comprehensive and the
To deliver the BSS, it is mandatory to use the inspection more extensive than that for an RICS
specified format, without variation, and no HomeBuyer or Condition Report.
departure is permitted. Guidance on the practical
application of the practice note is given in section 4, The inspection of the building and grounds for the
Compiling the report – commentary and guidance. building survey is more extensive than that for the
RICS HomeBuyer or Condition Report Service (see
the HSIS). Consequently, the surveyor will spend a
2.3 Type of property
considerably longer time at the property.
The service applies to all residential property. This
typically includes properties that: The surveyor is responsible for carefully and
thoroughly inspecting the property and recording
• are of any age the construction and defects that are evident.
• have extensive outbuildings, grounds and The surveyor is advised not to limit the time for
leisure facilities inspection and should take the time required for the
property in question.
• are of unusual type
• have load bearing structures or simple frames, The surveyor should carry out the inspection in a
or use less common structures logical sequence, and it is essential that all relevant
parts of the property are closely inspected. For
• use new and developing technologies or
example, the interdependence of the different parts
materials
of the structure should be assessed, especially
• use conventional or non-conventional building the way in which the roof, walls (internal and
materials and construction methods external) and floors interact, so that each part
• have service and lifestyle systems not is not considered in isolation. The mandate to
commonly found in domestic residential follow the trail of suspicion should also be clearly
properties demonstrated.
• incorporate renewable energy and other The extent of an inspection will depend on a range
sustainability features (e.g. grey water of specific circumstances, and the surveyor will
harvesting). have to judge each case on an individual basis.
However, the following paragraphs may help the
Although there is no restriction on the type of
surveyor determine what is appropriate.
property, the surveyor must ensure that he or she
has the particular technical skills and experience
2.4.1 Roof space
relevant to the property before accepting an
instruction. The roof space is entered using a ladder through
access hatches not more than 3m above floor level
Even where the surveyor has specialist knowledge if the surveyor deems it is safe and reasonable to
and expertise, the inspection and report must do so. Lightly secured panels are removed only
conform to the DBS. Any additional activities where this does not take too much time and where
(for example, cost guidelines) must fit within the there is the permission of the owner and/or
confines of the service as outlined in the DBS and occupier. However, this should not be done if
be agreed in writing with the client. Otherwise, it removing the panels will damage the property and
is an extra service (as defined in section 2.5) and its finishes.
requires a separate contract.
The roof structure is visually inspected in detail
from within the roof space, although stored
2.4 Focus and scope of the inspection goods and other contents are not moved or lifted.
The service is specifically designed for clients Particular attention should be given to those parts
seeking an impartial and detailed assessment of vulnerable to deterioration and damage. In these

locations, a moisture meter, a pocket probe and a the client should be advised that further tests
magnifying glass will be particularly useful. Thermal and inspections will be required by appropriate
insulation is not moved, although small areas specialists if the client requires assurance as to the
may be lifted to allow the thickness and type of condition, capability and safety.
insulation and the nature of the underlying ceiling to
be identified. 2.4.5 Limitations to inspection
In many properties, a full inspection will be
2.4.2 Floors prevented by physical conditions, such as fitted
Surfaces of exposed floors are visually inspected carpets, heavy furniture, and access hatches that
and, where covered, the corners of loose are painted and fixed shut. In these cases, an
carpets and other floor coverings are lifted where explanation should be provided in the ‘Limitations to
practicable and with the permission of the owner inspection’ box in the relevant sections of the report.
and/or occupier.
Clarity of reporting the limitations to inspection is
All floors are assessed for excessive deflection by required, as it has the potential to be a source of
a ‘heel-drop’ test and using a spirit level. Lightly confusion to clients and result in a complaint at
fixed floorboards are removed where there is owner some future stage. The surveyor should assess the
consent, this does not take too much time and it element on what can be seen, determine the risk of
does not damage the property. underlying defects that are present and report this
appropriately.
Where the boards are lifted, the under-floor
is inspected by way of an inverted ‘head and There is therefore a risk that certain defects may
shoulder’ inspection at the access point. If safe to not be found that would have been uncovered if a
do so, the surveyor may enter the under-floor area more substantial inspection had been undertaken.
to carry out a more thorough inspection. This is a risk that the client must accept. However,
where there is a trail of suspicion the surveyor must
2.4.3 Furniture and occupier’s possessions take reasonable steps to follow the trail. In such
Generally, furniture and the owner’s or occupier’s case, the surveyor is likely to recommend further
possessions are not moved, but many clients opening-up of the area for further investigation (see
would be disappointed if this was strictly applied. also section 4.7). The DBS does not preclude the
Therefore, the surveyor should consider moving giving of such recommendations, and section 4
lightweight, easily moveable, non-fitted items specifies the way in which this should be handled.
where practicable and where permission is granted.
2.4.6 Note-taking and reflective thought
2.4.4 Services The surveyor must keep a permanent record of
The inspection of services should be carried out the site notes made at the time of inspection.
without the risk of causing injury to the surveyor Any physical limitations present at the time of
or damage to the property. The surveyor does inspection should be noted on the site notes. In
not test service installations or appliances other addition to written notes, the surveyor should
than through their normal operation as would be include sketch plans, diagrams and photographs.
expected in everyday use. This typically includes: The notes should record the construction, condition
and circumstances of inspection. They should also
• switching lights on and off, and operating log the checks made to the fabric and structure
extract fans and what was found.
• turning on water taps, flushing toilets and Before the report is written, the surveyor must allow
observing the performance of visible pipework sufficient time for reflective thought. The surveyor is
• lifting inspection chamber covers, identifying reminded not to attempt to write the report during
the nature of the connections and observing the inspection, but to prepare it using notes and
water flow where a water supply is available. evidence gathered after appropriate consideration.
The surveyor is not expected to perform or To preserve the distinction between the building
comment on design calculations, or overall efficacy survey and the other Home Surveys reports, the
of the service systems. In respect of all services, surveyor must comply with the scope of the building

survey inspection. If the client wants something less that may be offered by surveyors as an extra
than the standard BSS, then an RICS HomeBuyer service.
or Condition Report Service should be offered
instead, or the instruction declined. 3 The contract
2.4.7 Asbestos
The service does not include an asbestos 3.1 Before making a legal contract
inspection that may fall within the Control of There is a general expectation that before a
Asbestos Regulations 2012 (SI 2012/632). However, surveyor can accept a commission or give a legal
asbestos containing materials, if suspected, should commitment to provide the service for a particular
be reported and cross referenced to section property, the prospective client is first provided with
J3 Risks to people. the following (see the Introduction or section 1.1 for
full term names):
For personal safety reasons and informing clients,
members should read the current edition of the • HSIS, or an equivalent document prepared by
RICS guidance note, Asbestos and its implications the surveyor
for surveyors and their clients. While the service
• DBS
does not include an asbestos survey, members
should be aware of the common asbestos • STE, which sits within the DBS (with particular
containing materials used and where they are attention being drawn to the section on liability)
frequently found in residential buildings. • where applicable, a list of any particular
circumstances for which the surveyor is not
2.4.8 Surveying safely prepared to accept instructions to provide the
It is recommended that the surveyor is sufficiently service.
fit to be able to undertake the tasks involved, The DBS and STE form part of the contract
particularly in relation to gaining access to voids between the surveyor and the client.
that may be present within the property. The
surveyor should also consider health and safety
aspects, such as:
3.2 The contract letter
The surveyor must produce a written statement
• keeping a record of the appointment either at to the client (the ‘contract letter’) specifying all
the office or at home the necessary facts and required conditions that
• letting someone know the expected return time are not specified in the STE. These facts and
• carrying a personal alarm conditions are:
• carrying a mobile phone or pager a) the name and address of the client, and the
• using ladders and other equipment safely. address of the property to be inspected
b) any limits or exclusions of liability to others than
For personal safety reasons, the surveyor should
the identified
be familiar with the current edition of the RICS
guidance note, Surveying safely. c) the proposed charge for the service, plus any
exceptional charges to be incurred, together
2.5 Extra services with the terms of payment
Extra services are those that provide information d) a statement explaining that:
or advice that is outside the scope of the BSS, i) these charges will need to be revised if it
and therefore must not be provided as part of the is found on arrival that the property differs
service. If a client requires information or advice of substantially from the description given to
this kind concurrently with the service, the surveyor the surveyor
may provide this but only as a completely separate ii) it is outside the surveyor’s experience, or
extra service, which requires a separate contract.
iii) it would be in the client’s best interests
Note: RICS is looking at developing a range of to commission an RICS HomeBuyer or
specialist reports focused on individual issues Condition Report Service (see the HSIS)

e) a statement that the surveyor will not progress • differentiate between fact and individual opinion
with the service until the signed ‘instructions • provide a balanced view of the property and
to proceed’ have been received or otherwise describe individual elements in sufficient detail
agreed (see section 3.3) to identify their construction, condition and
f) disclosure of any material involvement or location.
conflicting interest, or a statement that none
exists The following sections aim to provide guidance to
compiling the report. All sample paragraphs given
g) an agreement that the nature and source of here are offered only as examples of appropriate
any third-party information that the client has style. They are neither comprehensive nor intended
requested is to be relied upon in the report. to be copied verbatim.
3.3 Attachments to the contract letter 4.2 Condition ratings and rules
If the surveyor has not already provided the client governing their use
with the items listed in section 3.1, these are to be
All reports will include condition ratings on
included with the contract letter.
elements within sections E Outside the property;
The other necessary attachment to the contract F Inside the property; G Services; and H Grounds
letter is the client’s ‘instructions to proceed’, which (including shared areas for flats). These are
is prepared by the surveyor. This standard form identified by the inclusion of a condition rating box.
may be either a statement on a separate sheet, or The rules governing condition ratings are strict and
an appendix to the letter. It acknowledges receipt must be followed in order to achieve a degree of
of the surveyor’s contract letter and attachments, consistency in their application.
and that the contents are understood and
Condition ratings must be based on the factual
accepted. It also specifically instructs the surveyor
evidence seen or deduced. Where such evidence
to proceed with the BSS and, where required, to
cannot readily be identified or is inconclusive, the
proceed also with any additions to the service
surveyor must use his or her professional judgment
and/or any specified extra service requested by
in arriving at the appropriate condition rating.
the client.
The condition ratings are as follows:
3.4 Client’s further requirements
Defects that are serious and/or need to be
For any extra service (see section 2.5), it is a
repaired, replaced or investigated urgently.
requirement that the surveyor establishes a
separate contract outside the BSS. This rating must be used where the defect is of
a serious nature, where immediate repairs are
4 Compiling the report – commentary required or where the surveyor feels unable to
reach the necessary conclusion with reasonable
and guidance
confidence. For more guidance regarding further
investigations, see section 4.7. The test of a
4.1 General ‘serious defect’ is where the surveyor considers
that:
The report should:
• be clearly presented and written in such a way • the defect compromises the structural integrity
that it may be easily understood by the client, of the property
and avoid confusing the client with distractions, • the defect impairs the intended function of the
such as irrelevant and unhelpful details building element.
• avoid surveyor jargon, which can be The test for ‘urgent’ is:
incomprehensible and off-putting to clients,
and keep technical expressions to a minimum, • a defect that, if not immediately repaired/
but if they are necessary, explaining them in lay remedied, will cause structural failure or serious
terms defects in other building elements
• be factual and unambiguous • a defect that presents a serious safety threat

• where further investigation or opening-up works • weathered pointing or frost damage to
are required. brickwork that will require attention soon.
Examples of serious and/or urgent defects may No repair is currently needed. The property
include: must be maintained in the normal way.
• urgent and/or significant defects concerning the This rating must be used when there are no
site (e.g. repair of defective retaining wall) indications of present or suspected defects that
• ‘essential repairs’ that are typically mentioned require the undertaking of a specific repair. Normal
in a mortgage valuation report (e.g. structural maintenance must not be treated as a repair for the
issues, problems of rising/penetrating damp, purpose of the building survey.
dry rot)
Questions that will help determine whether to apply
• any other repairs necessary to restore the this condition rating to the element are as follows:
normal functioning of an element of the
property (e.g. replacement of slipped and • Is there a repair or a replacement required for
missing slates/tiles, unsecured and cracked the element?
ceilings, blocked drains) • Is the work required more than normal
• safety matters (e.g. a visible broken power maintenance?
point, missing/broken stair handrail).
If the answer to both is no, then this rating applies.
Defects that need repairing or replacing
Not inspected.
but are not considered to be either serious
or urgent. The property must be This rating must be used when it is not possible to
maintained in the normal way. inspect any parts of the dwelling usually covered.
This rating must be used where repairs are If the surveyor is concerned about these parts,
required, but the defect is not considered to be a recommendation must be given for any further
serious or urgent. investigations that are needed. A present or
Questions that will help determine whether to apply suspected defect that requires further investigation
this condition rating to the defective element are as must be reported with a condition rating 3. In such
follows: cases, enough evidence to justify suspicion must
be present and explained in the report. Section 4.7
• Is it a ‘serious defect’ that compromises the provides guidance regarding the recommending of
structural integrity of the property? further investigations.
• Is it ‘urgent’ where the repair cannot be
deferred until the next anticipated period of 4.3 Guidance on assessing condition
regular maintenance, without allowing the ratings
defect to develop into a structural failure, or
Giving careful and consistent condition ratings will
lead to a ‘serious’ defect in another element of
enable clients to judge the importance (seriousness
the building?
or urgency) of defects. The surveyor should apply
If the answer to both is no, then this rating applies. personal knowledge of building construction and
pathology to the inspection required to decide
Examples include: condition ratings and explain their justification. To
• repairs to timber facia boards or timber window arrive at a condition rating, the surveyor should:
frames that are dated in appearance and • consider any detrimental effect on other
beginning to show signs of deterioration building elements
• weathered ridge tile pointing needing attention • refer to condition only and not to purely
• moss or lichen that need to be cleared from cosmetic issues that have no effect on
roof surfaces performance or the longevity of the element’s
• a flat roof showing early signs of breakdown, life expectancy
but that is not leaking internally at present • reflect performance

• compare ‘like with like’ (e.g. not the life 4.4 Applying the condition ratings
expectancy of a flat, felted roof with a pitched,
Condition ratings can be allocated either at the
tiled one)
discretion of the surveyor to each element as an
• assume that regular ‘normal maintenance’ – entity, or to sub-elements within each element in
work of a recurring nature required for certain sections E, F, G and H. However, only the worst
building elements in order to preserve their rating identified is carried forward to the front of
integrity and functionality – will be undertaken the report in the summary of the condition ratings
in the future tables in section C.
• be consistent
The surveyor should use the following methodology
• follow generally accepted building practice
to establish the condition rating for each element or
• be reasonable (perfection is not the norm) sub-element.
• disregard differences in product quality, unless
performance and life expectancy are seriously 4.4.1 Step one: identifying the elements and
impaired sub-elements
• disregard individual taste or fashion The surveyor inspects the property, identifies all the
• take safety aspects into account. elements and sub-elements, and makes notes on
the condition in the site notes. Where an element
Because all buildings are complex structures consists of one or more distinct parts, it should be
comprising many different interacting elements, divided into appropriate ‘sub-elements’.
defects in one element will usually have an impact
on others. It is therefore not enough to analyse For example, a typical semi-detached, interwar
defective building elements in isolation; the dwelling may have the following:
surveyor should also consider the consequences
• three roofs – the main hipped and pitched roof,
that may have followed from an obvious defect.
a front bay roof and a rear ‘back addition’ roof
Very few older buildings remain as they were • two chimneys – the larger chimney at the ridge
originally constructed. The surveyor should be serving the main rooms and a single chimney
vigilant over any works or alterations that may from the kitchen area
have been undertaken which may now impact the
• two external walls – cavity walls to the main
performance and function of the original parts of
house and solid walls to the back addition
the structure and other components. The surveyor
should also fully consider any impact those works • two types of windows – the original single-
and alterations may have on condition and future glazed casement windows to the rear and PVC
building performance. double glazed replacements to the front and
side.
The performance of each building element will vary,
and perfection should not be expected, nor should All of these parts can be considered as sub-
the element be measured against such a standard. elements. While the surveyor should ensure the
The surveyor should consider only whether a report does not become complex, the property can
building element performs the function that is be subdivided at the surveyor’s discretion.
intended, while also being aware that in some
cases the function may be redundant. 4.4.2 Step two: condition rating the elements
and sub-elements
Cosmetic and minor defects that do not impair
the performance of a building element, but may After sufficient reflection, the surveyor should apply
concern the client, may be reported and given a a condition rating to all the elements and sub-
condition rating 1. The surveyor may do the same elements in accordance with the methodology in
for normal wear and tear that does not impair described in sections 4.2 and 4.3.
the performance of the building element. In any
case, the surveyor should consider and comment 4.4.3 Step three: establishing the element and
where the future lifespan diverges from what would sub-element rating
normally be expected for building elements of a The condition rating to be shown in the elemental
similar age and type. condition rating box for each element must be the

worst one identified by this process. The following report (see section 4.6), as long as this is confirmed
examples illustrate this procedure: at the outset with the client.
• Where the element has only a single part, Consideration of ordinary future maintenance is
then the condition rating will be given for that also within the scope of the report. The surveyor
element and must be included in the elemental should comment when the design and/or
condition rating box. materials used in the construction of a building
• Where there are some parts or sub-elements, element will result in the need for this element to
condition ratings can be given individually. be maintained more frequently or at a higher cost
than normally expected, or if access is unusually
• Where some of the sub-elements are in the complex.
same condition and have the worst condition
rating of all the sub-elements, then that Software producers are likely to market a variety
condition rating must be shown in the elemental of report writing packages that will generate
condition rating box. standard phrases. However, the surveyor will
always be able to produce the reports using his
• Where all of the sub-elements have the
or her own text and phrases without the use of
same condition rating, this will be the one
specialist software.
that is shown in the elemental condition rating
box. When writing the report, the surveyor should follow
this format, in respect of each element of the
The condition rating shown in the elemental
construction and services:
condition rating box will be the one that goes into
the condition rating table in section C. • describe the form of construction and materials
used for each element
4.5 Report writing • outline the performance characteristics of the
The elemental text box must be used to provide material or construction
the necessary evidence that supports the • describe obvious defects
surveyor’s judgment of the condition rating
• state the identifiable risk of potential or hidden
reported, as well as the condition ratings of
defects
individual sub-elements. The following procedure
should be observed: • outline remedial options
• if considered to be significant, explain the likely
• The worst rated sub-element should be
consequences of non-repair
described first, and the best last.
• make general recommendations in respect of
• Where several sub-elements have the same
the likely timescale for necessary work
worst rating, the surveyor must choose the
one that presents the greatest problem to • include, where appropriate, recommendations
the property owner and report this before the for further investigation prior to commitment to
other sub-elements with the same rating. (For purchase
example, where the main hipped roof, bay roof • cross-refer to the surveyor’s overall assessment
and rear single-storey extension are all given a
• identify the nature of risks in areas that have not
condition rating 2, the surveyor may choose to
been inspected.
include the main roof in the summary because
it is higher and larger, and may be more There is no prescription for the length of the
expensive to repair.) building survey. The surveyor should use non-
• To simplify the report, elements that have technical terms throughout, although the inclusion
the same rating could be reported together, of some defined technical words can occasionally
especially if they have all been given a condition help towards clarification. In this case, surveyors
rating 1. should provide the laypersons’ explanation first,
followed by the technical term. Figure 1 provides
The surveyor can include guidelines on the cost of some general advice, along with some sample
any work to correct defects or how repairs should paragraphs, for completing the report regarding
be carried out within the scope and purpose of the each sub-element.

Where structural movement, dampness or timber into any binding contract or purchase’. As this is
defects are found, these should be reported in the stated in this section of the form, there is no need
elemental text box for the affected element(s) and to include it in the box.
cross referred to section J, where these risks must
be reported. Table 1 provides useful guidance as to where
issues can be reported in the building survey.
Note that the client is given the following advice This is not exhaustive and does not cover every
in the ‘What to do now’ section of the report: ‘You eventuality. The surveyor must use personal
should consult your legal advisers before entering judgment regarding where to report issues.
Figure 1: Example of reporting using sub-elements
E2 The sloping roof over the bungalow is covered with profiled concrete tiles laid
Roof coverings over a secondary waterproof barrier (usually called roofing felt). There are a
number of problems:
• The half round ridge tiles along the apex of the roof are loose.
• The surface of many tiles is covered with moss.
• The amount of ventilation to the roof space should be increased.
These are defects that need repairing or replacing but are not considered to be
serious or urgent (condition rating 2).
On the whole, this roof is in a similar condition to those of a similar age and type,
but it now requires a number of repairs to make sure it remains in a satisfactory
condition. I will describe these in more detail below.
The ridge tiles

The half round ridge tiles that run along the very top of the roof are usually
bedded in mortar, but on this roof the mortar is beginning to deteriorate. Although
this is not urgent, these should be taken off and rebedded soon as loose ridge
tiles can be dislodged during stormy weather. When this repair is being carried
out, safe access equipment should be used (for example, a scaffold) and care
should be taken not to damage adjacent roof tiles. This is likely to cost in the
region of [insert cost estimate, where agreed].
Moss on the roof tiles

This is a common problem on roofs of this type, and although not serious
this growth should be removed from time to time (I would recommend every
two years). Although a variety of chemicals treatments are available, I would
recommend that the moss is removed by light brushing only, to avoid damage to
the roof tiles. Because some of the moss growth will inevitably become lodged
in the gutters and rainwater downpipes, it is important to make sure these are
cleared out every year (see also E3 Rainwater pipes and gutters). If this is not
done, the gutters may overflow and cause dampness in the dwelling below. This
is likely to cost [insert cost estimate, where agreed]. Please also note that defects
to tiles may be uncovered during the cleaning process.
Ventilation to the roof space

This is discussed in more detail under F1 Roof structure. To avoid possible
dampness in the roof space, a number of ventilating roof tiles will have to be
fitted in each roof slope. This is likely to cost in the region of [insert cost estimate,
where agreed].

Table 1: Guidance on where to report issues
Issue Examples of where to report

Orientation D About the property, type of property box
Movement E4 Main walls
F2 Ceilings
F3 Walls and partitions
F4 Floors
F7 Woodwork (for example, staircase and joinery)
J1 Risks to the building (cross reference, bullet point only)
Timber defects E5 Windows
E6 Outside doors (including patio doors)
E8 Other joinery and finishes
E9 Other
F1 Roof structure
F4 Floors
F6 Built-in fittings (e.g. wardrobes)
F7 Woodwork (e.g. staircase and joinery)
F8 Bathroom and kitchen fittings
Dampness E1 Chimney stacks
F2 Ceilings
F5 Fireplaces, chimney breasts and flues
F7 Woodwork (e.g. staircase and joinery)
G3 Water
G5 Water heating
Condensation/mould growth F1 Roof structure
F2 Ceilings
F5 Fireplaces, chimney breasts and flues
J3 Risks to people (cross reference, bullet point only)
K4 Ventilation
Asbestos E2 Roof coverings
E8 Other joinery and finishes
F2 Ceilings
G4 Heating
G5 Water heating
Insulation: K1 Insulation
flat roof E2 Roof coverings
pitched roof F1 Roof structure
cold water cistern/pipework G3 Water
central heating pipework/header tank G4 Heating
K2 Heating
hot water cylinder G5 Water heating
K2 Heating
Damp proof course E4 Main walls
Rising damp E4 Main walls
F4 Floors

(Table 1 continued)
Penetrating damp E4 Main walls

through wall E5 Windows
J1 Risks to building (cross reference, bullet point only)
around frame E6 Outside doors (including patio doors)
Ventilation E2 Roof coverings
K4 Ventilation
flat roof F1 Roof structure
pitched roof F1 Roof structure
subfloor F4 Floors
J1 Risks to the building (cross reference, bullet point only
External decoration E Outside the property (by element)
Internal decoration F Inside the property (by element)
Cellar F9 Other
K5 General
Roof space conversion F9 Other
K5 General
Conservatory E7 Conservatory and porches
K5 General
Porch E7 Conservatory and porches
K5 General
Radon D About the property, local environment
Electromagnetic field (EMF) D About the property, local environment
Mining J1 Risks to the building (cross reference, bullet point only)
J2 Risks to the grounds (cross reference, bullet point only)
Other environmental issues D About the property, local environment
J2 Risks to the grounds (cross reference, bullet point only)
Mundic D About the property, construction
El Chimney stacks
E4 Main walls
F4 Floors
4.6 Cost guidelines (where agreed) such as resources provided by the Building Cost
Information Service (BCIS).
These cost guidelines are for use only where the
BSS includes cost guidelines as agreed with the
4.7 Further investigations
client.
Recommendations for further investigations, such
It is undoubtedly of value to a client to receive a as the testing of services or structural movement,
cost estimate of recommended remedial works. should be included in the building survey only
However, if this is given the surveyor is advised to when the surveyor feels unable to reach necessary
state very clearly all reservations and limitations conclusions with reasonable confidence.
attached to such advice. In addition, the client
should be informed that formal quotations need The surveyor’s knowledge of building construction
to be obtained prior to a legal commitment to and pathology will, at times, lead to a suspicion
purchase the property. that a visible defect may affect other concealed
building elements. Other times, the extent of a
There are various sources of independent housing visible defect is not possible to ascertain within the
repair cost information available to the surveyor, confines of a building survey inspection. In either

case, the surveyor must recommend that a further list may give the client an unbalanced view
investigation is undertaken and a condition rating 3 about the property.
is applied to the element under consideration (see
also sections 2.4). This is given in the surveyor’s overall assessment
box in section C. Although it is placed before the
However, the surveyor should not recommend a element tables for the convenience of the client, it
further investigation just because a given building should be the last section the surveyor writes and
element is inaccessible within the confines of a should only be provided after fully reflecting on the
normal inspection. For example, it should not be whole report.
advised if the covering of one roof slope cannot
be seen from any reasonable vantage points, but 4.9 Leasehold properties
there is no evidence of defect in the roof void. In
Any survey of a leasehold residential property
such case, the surveyor should note the restriction
raises separate and additional factors arising
for the building element and apply an NI condition
from shared responsibilities and the wide variety
rating.
of repairing covenants that are in common use.
The surveyor should exercise professional Particularly onerous repairing liabilities may exist
judgment and must not call for further independently from the property, for example,
investigations only to cover him or herself against where the lease imposes a liability upon the
future liabilities, especially if the surveyor does not property owner/occupier to pay a proportion of the
have the competence to undertake the BSS (see total estate repair costs.
section 1.3).
If the lease is not available before the inspection,
the surveyor is advised to set out the limitations of
4.8 Surveyor’s overall assessment any advice given.
The surveyor’s overall assessment is an important
element of the service for the following reasons: The surveyor is recommended to:
• give advice on relevant matters affecting the

• It sets the client off on the right road in the front
client’s responsibility for effecting repairs, and
of the report by providing a brief, simple and
liability to pay towards their cost (whether
clear signpost that will help orientate the client
potential or in respect of existing wants of repair)
before embarking on the body of the report.
• It clearly addresses the three important issues • recommend that the client obtains independent
that generally cause clients concern: structural legal advice on the interpretation of the lease
movement, dampness and timber infestation. • make clear that the surveyor is not responsible
• It focuses on helping the client to make the for advising on the true legal effect of the lease,
most important decision of all: whether or not to which is the exclusive responsibility of the
proceed. client’s legal advisers
• It is the only place in the report for key • advise that the possible rights and implications
observations, including a colour coded of lease renewal or enfranchisement will not be
summary of the condition ratings of elements of considered.
the property. The Leasehold properties advice (LPA) sheet is
• It provides the client with a summary of the an integral part of the BSS documentation for all
information needed in order to take the next leasehold properties, except for leasehold houses.
crucial steps.
The LPA is to be attached to all reports on such
• It enables the surveyor to put the summary properties. The surveyor should bring the LPA
of the condition ratings in the context of the to the attention of the client by referring to it in
overall condition of the property. This will I3 Other matters in section I Issues for your legal
be important, for example, if there is an advisers.
abundance of condition rating 2s or 3s
relating to sub-elements shown in the summary Any specialist advice with regard to leasehold
table, when most of the other elements are property matters must be provided as an extra
condition rating 1s. Without context, the ratings service (see section 2.5).

Part B: The documentation
This part reproduces the documents that the client will receive. These are:
• HSIS
• DBS and STE that sits within the DBS
• What to do now
• LPA
• Maintenance tips.
Sets of the official documents are available from RICS. See Appendix E for contact details, as well as for
information and documentation on the copyright licence.
Commentary on particular elements of the DBS is also included to clarify the scope of the inspection.

RICS Home Surveys Information Sheet
Helping you choose the right survey 1
Why do you need an RICS Home Survey? Because loan. An RICS survey will tell you the actual condition of
forewarned is forearmed. Choosing the right survey will the property. That’s vital information that can be invaluable
help highlight any serious problems and advise you of the during price negotiations, and will also help you avoid
specific risks before you commit to the process of buying or expensive surprises after you’ve moved in.
selling a property.
Selling a home
RICS has three different types of survey (outlined overleaf).
These can only be conducted by an RICS qualified surveyor. An RICS survey can be an aid to selling your home. It will
Reliable and cost effective, these reports carry the full show you any problems that may delay your sale or cause
weight of the Royal Institution of Chartered Surveyors – the price reductions later in the process.
industry’s most respected authority on surveying.
Staying at home
Buying a home A survey of the current condition of your home will warn
It’s important to remember that your mortgage lender’s you of defects and help you avoid escalating repair and
valuation report is not a survey. It merely tells your lender maintenance costs in the future.
whether or not the property is reasonable security for your
What to do now
If you are a prospective home purchaser who has chosen an RICS Condition Report to help you
in your decision on buying a property, you should carefully consider the findings, condition ratings
K
15
and risks stated in the report.
Energy efficiency Getting quotations

The cost of repairs may influence the amount you are prepared to pay for the property. Before
you make a legal commitment to buy the property, you should get reports and at least two
quotations for all the repairs and further investigations the surveyor may have identified. These
This section describes energy related matters in the property as a whole. It takes account of a
should come from experienced contractors who are properly insured. You should also:
broad range of energy related features and issues already in the previous sections of
K
14
this report, and discusses how they may be affected by the condition of the property. • ask them for references from people they have worked for;
Valuation This is not a formal energy assessment of the building but part of the report that will help you• describe in writing exactly what you will want them to do; and
get a broader view of this topic. Although this may use information obtained from an available• get the contractors to put the quotations in writing.
EPC, it does not check the validity or accuracy.
Some repairs will need contractors with specialist skills and who are members of regulated
In my opinion the Market Value on as inspected was: organisations (for example, electricians, gas engineers, plumbers and so on). Some work
K1 may also need you to get Building Regulations permission or planning permission from your
Insulation local authority.
5£
C Summary of the condition ratings

Tenure
(amount in words)
Area of property (sq m)

K2
Heating
Further investigations
If the surveyor is concerned about the condition of a hidden part of the building, could only see
part of a defect or does not have the specialist knowledge to assess part of the property fully, the
In my opinion the current reinstatement cost of the property (see note below) is: surveyor may have recommended that further investigations should be carried out to discover the
This section summarises the condition ratings of the different elements of the property. true extent of the problem.
K3
£
If an element is made up of a number of different parts (for example, a pitched roof to the main Lighting
building and a flat roof to an extension), only the part in the worst condition is shown here.
(amount in words) Who you should use for these further investigations
In arriving at my valuation, I made the following assumptions. You should ask an appropriately qualified person, though it is not possible to tell you which one.
To make sure you get a balanced impression of the property, we strongly recommend that With regard to the materials, construction, services, fixtures and fittings, and so on I have assumed that:
K4
Specialists belonging to different types of organisations will be able to do this. For example,
you read all sections of the report.
• an inspection of those parts that I could not inspect would not identify significant defects or Ventilation qualified electricians can belong to five different government-approved schemes. If you want
a cause to alter the valuation; further advice, please contact the surveyor.
• no dangerous or damaging materials or building techniques have been used in the property;
• there is no contamination in or from the ground, and the ground has not been used as landfill; K5
What the further investigations will involve
3
Section of the report Element number Element name
• the property is connected to, and has the right to use, the mains services mentioned in the report; and
General
• the valuation does not take account of any furnishings, removable fittings or sales incentives. This will depend on the type of problem, but to do this properly, parts of the home may have to be
E: Outside the property disturbed and so you should discuss this matter with the current owner. In some cases, the cost
With regard to legal matters I have assumed that:
of investigation may be high.
F: Inside the property • the property is sold with ‘vacant possession’ (your legal advisers can give you more information on this term);
• the condition of the property, or the purpose the property is or will be used for, does not break any laws; This guidance does not claim to provide legal advice. You should consult your legal advisers
G: Services • no particularly troublesome or unusual restrictions apply to the property, that the property before entering into any binding contract or real estate transaction.
is not affected by problems which would be revealed by the usual legal inquiries and that all
H: Grounds (part)
necessary planning permissions and Building Regulations consents (including consents for
alterations) have been obtained and complied with; and
• the property has the right to use the mains services on normal terms, and that the sewers, mains
services and roads giving access to the property have been ‘adopted’ (that is, they
2 Section of the report
E: Outside the property

Element number Element name are under local-authority, not private, control).
Any additional assumptions relating to the valuation
F: Inside the property

Your legal advisers, and other people who carry out property conveyancing, should be familiar with these
G: Services assumptions and are responsible for checking those concerning legal matters.
My opinion of the Market Value shown here could be affected by the outcome of the enquiries by your
H: Grounds (part)
legal advisers (section I) and/or any further investigations and quotations for repairs or replacements.
The valuation assumes that your legal advisers will receive satisfactory replies to their enquiries about
Condition Report
any assumptions in the report.
1 Section of the report Element number Element name Other considerations affecting value
Property address
Note: You can find information about the assumptions I have made in calculating this reinstatement cost in the
F: Inside the property ‘Description of the RICS HomeBuyer Service’ provided. The reinstatement cost is the cost of rebuilding an average
home of the type and style inspected to its existing standard using modern materials and techniques, and by acting in
G: Services line with current Building Regulations and other legal requirements. This will help you decide on the amount of buildings
H: Grounds (part)
insurance cover you will need for the property.
Building Survey
Property address
HomeBuyer Report
Property address
Condition Report

Buying or selling? Survey your options 2
The RICS Condition Report • legal issues that need to be addressed before
completing your purchase; and
Choose this report if you’re buying or selling a conventional
• information on location, local environment and the
house, flat or bungalow built from common building
recorded energy efficiency (where available).
materials and in reasonable condition. It focuses purely on
the condition of the property by setting out the following: Ask your surveyor for a detailed ‘Description of the RICS
HomeBuyer Service’ leaflet.
• 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
The RICS Building Survey
attention; Choose the Building Survey (formerly called a structural
• a summary of the risks to the condition of the building; and survey) if you’re dealing with a large, older or run-down
• advice on replacement parts guarantees, planning and property, a building that is unusual or altered, or if you’re
control matters for your legal advisers. planning major works. It costs more than the other RICS
reports because it gives detailed information about the
An RICS Condition Report is straightforward and does structure and fabric of the property.
not include a valuation, but your surveyor may be able to
provide this as a separate extra service. The RICS Building Survey uses the same traffic light ratings
as the Condition and HomeBuyer Reports. It also includes:
Ask your surveyor for a detailed ‘Description of the RICS
Condition Report Service’ leaflet. • a more thorough inspection and detailed report on a
wider range of issues;
The RICS HomeBuyer Report • a description of visible defects and potential problems
caused by hidden flaws;
Choose this report if you need more extensive information
• an outline of repair options and the likely consequences
whilst buying or selling a conventional house, flat or
of inactivity; and
bungalow, built from common building materials and in
• advice for your legal advisers and details of serious risks
reasonable condition. It costs more than the Condition
and dangerous conditions.
Report but includes:
The RICS Building Survey does not include a valuation,
• all of the features in the Condition Report;
but your surveyor may be able to provide this as a
• the surveyor’s professional opinion on the ‘market
separate extra service.
value’ of the property;
• an insurance reinstatement figure for the property; Also the surveyor may be able to provide an estimate of
costs for identified repairs if agreed with you in advance.
• a list of problems that the surveyor considers may affect
Ask your surveyor for a detailed ‘Description of the RICS
the value of the property;
Building Survey Service’ leaflet.
• advice on repairs and ongoing maintenance;
• issues that need to be investigated to prevent serious
damage or dangerous conditions;

At-a-glance survey comparisons 3
This table will help you choose the most appropriate survey, but if you have any particular requirements, remember to
discuss them with your surveyor before they inspect the property. The surveyor may be able to provide you with extra
services, under separate contracts.
RICS RICS RICS

Condition HomeBuyer Building
Service features Report Report Survey
Describes the construction and condition of the property on the date
of the inspection.
Aims to identify any problems that need urgent attention or are serious.
Aims to identify things that need to be investigated further to prevent
serious damage.
Aims to tell you about problems that may be dangerous.
Aims to show up potential issues and defects, before any transaction takes place.
Aims to help you decide whether you need extra advice before
committing to purchase.
Aims to enable you to budget for any repairs or restoration.
Aims to advise you on the amount of ongoing maintenance required in the future.
Provides a reinstatement cost to help you avoid under or over-insurance.
Provides a market valuation.

Aims to establish how the property is built, what materials are used and
how these will perform in the future.
Aims to describe visible defects, plus exposing potential problems posed
by hidden defects.
Aims to outline the repair options and give you a repair timeline, whilst explaining
the consequences of not acting.
Where practical and agreed, provides an estimate of costs for identified repairs.
Provides specific comments on energy efficiency.
Note: Extra services can be provided with all surveys but will require a separate contract.
For more information, visit www.rics.org/homesurveys

Commentary on particular elements of as is physically accessible. For most properties,
the Description of the RICS Building however, a full inspection is prevented by physical
conditions. If it is not possible to inspect any parts
Survey Service of the property where condition ratings are to be
applied, a ‘not inspected’ (NI) rating must be given
and an explanation is to be provided.
1 Scope of the inspection
This commentary aims to clarify aspects of the
2 Services to the property
inspection by the surveyor as described in the
DBS. All building service installations (whether mains
or privately supplied) are visually inspected
If the inspection reveals a cause for concern, no sufficiently enough for the surveyor to form
wording in the DBS prevents the surveyor from an overall opinion on the type of installation,
examining or commenting on any matter that needs the materials used, its apparent age, its visible
to be pursued, as judged by the surveyor. Such condition and whether there is a need for further
matters may include: investigation. The surveyor is not expected to
carry out testing of the installations or appliances
• important considerations other than the repair
other than through their normal operation in
or replacement of defective elements and their
everyday use, or perform or comment on design
future maintenance (e.g. insurance)
calculations. The inspection should be carried out
• any inherent problem concerning the site, without the risk of causing injury to the surveyor or
location or environment that the property owner damage to the property.
can do nothing to resolve it (e.g. dangerous
access, pollution) It is advised that hot water installations, boilers,
control equipment, space heating and other service
• forewarning of any potentially significant
installations are inspected visually.
problem (e.g. flooding).
Where access is limited, this should be explained
The inspection includes examination from
to the client in the ‘Limitations to inspection’ box
staircases and within accessible roof voids
in section G. In respect of all services, the client
and subfloor areas. Exposed timbers should
should be advised that any further tests would
be examined. The surface of floors that are not
need to be carried out by appropriate specialists if
covered with fixed floor coverings should be
assurance on the condition or capability is required.
inspected. In the case of timber floors, loose
boards should be raised to enable the construction
to be identified and their condition to be checked. 3 Equipment
Where access is available, the surveyor should The surveyor should ensure that he or she has all
inspect the subfloor area. Secured panels should the equipment necessary to carry out the survey
be removed. required. It is recommended that the following
equipment (given in no particular order) should be
In all cases, the surveyor should judge whether it
available as a minimum requirement:
is practicable, permitted and safe to carry out the
inspection. If it is not possible then this should • recording instruments, e.g. personal recorder,
be clearly reported. It is particularly important to paper, pens or pencils
remember when inspecting flats that there may
• tape measures and a measuring rod
be general access issues for common and service
areas, as well as roof sections (for example), which • binoculars or a telescope
consequently cannot be inspected. • compass
The surveyor is responsible for carefully and • surveyors’ 3m ladder

thoroughly inspecting the property and recording • hard hat and protective footwear
the construction and defects that are evident. • spirit level
It is therefore recommended that the surveyor
accepts responsibility, within the limits of the • plumb bob
agreed instructions, to see as much of the property • crack gauge or ruler

• boiler suit, latex gloves, mask (particularly for Care should be taken to ensure that moisture
loft spaces and inspection chambers where meters and other electronic/digital equipment
there is a greater likelihood of contaminants) are maintained in a good working condition. In
• inclinometer (basic) addition, calibration checks should be made in
accordance with manufacturers’ requirements and
• electronic moisture meter noted on the survey inspection sheet.
• torches
• digital camera with flash 4 Inspection, note-taking and reflective
• claw hammer and bolster
thought
The scope of the building survey requires the
• lifting equipment for standard inspection
surveyor to thoroughly inspect the property and
chamber covers
record the construction and defects that are
• screwdriver, bradawl or hand-held probe evident.
• mirror
As mentioned in Part A, section 2.4, the surveyor
• meter cupboard key should develop a logical sequence of inspection.
• first-aid kit It is essential that all relevant parts of the property
• personal identification. are inspected closely and their inter-relationship is
considered.
A variety of optional equipment should also be
The surveyor must keep a permanent record of
considered (e.g. where extra services are being
the site notes made at the time of inspection,
offered):
which may include sketch plans, diagrams and
• moisture meter accessories, such as a surface photographs. The record should include the
temperature probe, a humidity sensor or an air construction, condition and circumstances of
temperature sensor inspection. It should also document the checks
made to the fabric and structure, and the findings
• thermal imaging camera
of those checks.
• deep insulated probes
There is no time limit for inspection, as the surveyor
• additional screwdrivers
should take sufficient time required for the property
• hand-held metal detector concerned. The surveyor must also allow sufficient
• marble time for reflective thought before issuing the report.
• adjustable set square
5 Flats
• boroscope
In the case of flats the inspection excludes the roof
• magnifying glass space and a flat roof of the building, unless it is
• spare batteries/in-car charger and bulbs. directly accessible from inside the flat itself.

1
Description of the RICS Building

Survey Service
The service
The RICS Building Survey Service includes:
• a thorough inspection of the property (see ‘The inspection’); and
• a detailed report based on the inspection (see ‘The report’).
The surveyor who provides the RICS Building Survey Service aims to:
• help you make a reasoned and informed decision when purchasing the property, or when
planning for repairs, maintenance or upgrading the property;
• provide detailed advice on condition;
• describe the identifiable risk of potential or hidden defects;
• where practicable and agreed, provide an estimate of costs for identified repairs; and
• make recommendations as to any further actions or advice which need to be obtained before
committing to purchase.
Any extra services provided that are not covered by the terms and conditions of this report must
be covered by a separate contract.
The inspection
The surveyor carefully and thoroughly inspects the inside and outside of the main building
and all permanent outbuildings, recording the construction and defects (both major and minor)
that are evident. This inspection is intended to cover as much of the property as physically
accessible. Where this is not possible an explanation is provided in the ‘Limitations to inspection’
box in the relevant sections of the report.
The surveyor does not force or open up the fabric without owner consent, or if there is a risk of
causing personal injury or damage. This includes taking up fitted carpets, fitted floor coverings
or floorboards, moving heavy furniture, removing the contents of cupboards, roof spaces, etc.,
removing secured panels and/or hatches or undoing electrical fittings. The under-floor areas are
inspected where there is safe access.
If necessary, the surveyor carries out parts of the inspection when standing at ground level from
adjoining public property where accessible. This means the extent of the inspection will depend
on a range of individual circumstances at the time of inspection, and the surveyor judges each
case on an individual basis.
The surveyor uses equipment such as a damp-meter, binoculars and a torch, and uses a ladder
for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces
(inside) if it is safe to do so.
The surveyor also carries out a desk-top study and makes oral enquiries for information about
matters affecting the property.
Building Survey

2
Description of the RICS Building Survey Service
Services to the property

Services are generally hidden within the construction of the property. This means that only the
visible parts of the available services can be inspected, and the surveyor does not carry out
specialist tests other than through their normal operation in everyday use. The visual inspection
cannot assess the efficiency or safety of electrical, gas or other energy sources; the plumbing,
heating or drainage installations (or whether they meet current regulations); or the internal
condition of any chimney, boiler or other flue. Intermittent faults of services may not be apparent
on the day of inspection.
Outside the property

The surveyor inspects the condition of boundary walls, fences, permanent outbuildings
and areas in common (shared) use. To inspect these areas, the surveyor walks around the
grounds and any neighbouring public property where access can be obtained. Where there are
restrictions to access, these are reported and advice is given on any potential underlying risks
that may require further investigation.
Buildings with swimming pools and sports facilities are treated as permanent outbuildings
and therefore are inspected, but the surveyor does not report on the leisure facilities, such as
the pool itself and its equipment internally and externally, landscaping and other facilities (for
example, tennis courts and temporary outbuildings).
Flats
When inspecting flats, the surveyor assesses the general condition of outside surfaces of
the building, as well as its access and communal areas (for example, shared hallways and
staircases) and roof spaces, but only if they are accessible from within the property or communal
areas. The surveyor also inspects (within the identifiable boundary of the flat) drains, lifts, fire
alarms and security systems, although the surveyor does not carry out any specialist tests other
than through their normal operation in everyday use.
Dangerous materials, contamination and environmental issues

The surveyor makes enquiries about contamination or other environmental dangers. If the
surveyor suspects a problem, he or she recommends further investigation.
The surveyor may assume that no harmful or dangerous materials have been used in the
construction, and does not have a duty to justify making this assumption. However, if the
inspection shows that these materials have been used, the surveyor must report this and ask for
further instructions.
The surveyor does not carry out an asbestos inspection and does not act as an asbestos
inspector when inspecting properties that may fall within the Control of Asbestos Regulations
2012. With flats, the surveyor assumes that there is a ‘dutyholder’ (as defined in the regulations),
and that in place are an asbestos register and an effective management plan which does not
present a significant risk to health or need any immediate payment. The surveyor does not
consult the dutyholder.
Building Survey

3
The report
The surveyor produces a report of the results of inspection for you to use, but cannot accept any
liability if it is used by anyone else. If you decide not to act on the advice in the report, you do
this at your own risk. The report is aimed at providing you with a detailed understanding of the
condition of the property to allow you to make an informed decision on serious or urgent repairs,
and on maintenance of a wide range of issues reported. Purely cosmetic and minor maintenance
defects that have no effect on performance might not be reported. The report is not a warranty.
The report is in a standard format and includes the following sections.
A Introduction to the report G Services

B About the inspection H Grounds (including shared areas for flats)
C Overall assessment and summary of I Issues for your legal advisers
the condition ratings J Risks
D About the property K Energy efficiency
E Outside the property L Surveyor’s declaration
F Inside the property
What to do now
Typical house diagram
Condition ratings
The surveyor gives condition ratings to the main parts (the ‘elements’) of the main building,
garage and some outside elements. The condition ratings are described as follows:
Condition rating 3 – defects that are serious and/or need to be repaired, replaced or
investigated urgently.
Condition rating 2 – defects that need repairing or replacing but are not considered to be
either serious or urgent. The property must be maintained in the normal way.
Condition rating 1 – no repair is currently needed. The property must be maintained in the
normal way.
NI – not inspected.
The surveyor notes in the report if it was not possible to check any parts of the property that the
inspection would normally cover. If the surveyor is concerned about these parts, the report tells
you about any further investigations that are needed.
The surveyor may report on the cost of any work to put right defects (where agreed), but does
not make recommendations on how these repairs should be carried out. However, there is
general advice in the ‘What to do now’ section at the end of the report.
Building Survey

4
Energy
The surveyor has not prepared the Energy Performance Certificate (EPC) as part of the RICS
Building Survey Service for the property. If the surveyor has seen the current EPC, he or she will
provide the Energy Efficiency Rating in this report, but will not check the rating and so cannot
comment on its accuracy. Where possible and appropriate, the surveyor will include additional
commentary on energy related matters for the property as a whole in the K Energy efficiency
section of the report, but this is not a formal energy assessment of the building.
Issues for legal advisers

The surveyor does not act as ‘the legal adviser’ and does not comment on any legal documents.
If, during the inspection, the surveyor identifies issues that your legal advisers may need to
investigate further, the surveyor may refer to these in the report (for example, check whether
there is a warranty covering replacement windows).
The report has been prepared by a surveyor (‘the Employee’) on behalf of a firm or company of
surveyors (‘the Employer’). The statements and opinions expressed in the report are expressed
on behalf of the Employer, who accepts full responsibility for these.
Without prejudice and separately to the above, the Employee will have no personal liability in
respect of any statements and opinions contained in this report, which shall at all times remain
the sole responsibility of the Employer to the exclusion of the Employee.
In the case of sole practitioners, the surveyor may produce the report in his or her own name
unless the surveyor operates as a sole trader limited liability company.
To the extent that any part of this notification is a restriction of liability within the meaning of
the Unfair Contract Terms Act 1977 it does not apply to death or personal injury resulting
from negligence.
If the property is leasehold, the surveyor gives you general advice and details of questions you
should ask your legal advisers. This general advice is given in the ‘Leasehold properties advice’
document.
Risks
This section summarises defects and issues that present a risk to the building or grounds, or a
safety risk to people. These may have been reported and condition rated against more than one
part of the property or may be of a more general nature, having existed for some time and which
cannot reasonably be changed.
Building Survey

5
Standard terms of engagement

1 The service – the surveyor provides only the standard RICS Building Survey Service (‘the
service’) described here, unless you and the surveyor agree in writing before the inspection
that the surveyor will provide extra services. Any extra service will require separate terms of
engagement to be entered into with the surveyor. Examples of extra services include:
• plan drawing;
• schedules of works;
• re-inspection;
• detailed specific issue reports;
• market valuation and re-instatement cost; and
• negotiation.
2 The surveyor – the service is to be provided by an AssocRICS, MRICS or FRICS member of the
Royal Institution of Chartered Surveyors, who has the skills, knowledge and experience to survey
and report on the property.
3 Before the inspection – this period forms an important part of the relationship between you
and the surveyor. The surveyor will use reasonable endeavours to contact you regarding your
particular concerns about the property and explain (where necessary) the extent and/or
limitations of the inspection and report. The surveyor also carries out a desk-top study to
understand the property better.
4 Terms of payment – you agree to pay the surveyor’s fee and any other charges agreed in writing.
5 Cancelling this contract – you are entitled to cancel this contract by giving notice to the
surveyor’s office at any time before the day of the inspection. The surveyor does not provide the
service (and reports this to you as soon as possible) if, after arriving at the property, the surveyor
decides that:
(a) h
e or she lacks enough specialist knowledge of the method of construction used to build
the property; or
(b) it would be in your best interests to have an RICS HomeBuyer Report or an RICS Condition
Report, rather than the RICS Building Survey.
If you cancel this contract, the surveyor will refund any money you have paid for the service,
except for any reasonable expenses. If the surveyor cancels this contract, he or she will explain
the reason to you.
6 Liability – the report is provided for your use, and the surveyor cannot accept responsibility if it is
used, or relied upon, by anyone else.
Complaints handling procedure

The surveyor will have an RICS-compliant complaints handling procedure and will give you a
copy if you ask.
Note: These terms form part of the contract between you and the surveyor.
Building Survey

What to do now
If you are a prospective or current home owner who has chosen an RICS Home Survey, you
should carefully consider the findings, condition ratings and risks stated in the report.
Getting quotations
You should obtain reports and at least two quotations for all the repairs and further investigations
that the surveyor has identified. These should come from experienced contractors who are
properly insured. You should also:
• ask them for references from people they have worked for;
• describe in writing exactly what you will want them to do; and
• get the contractors to put the quotations in writing.
organisations (for example, electricians, gas engineers or plumbers). Some work
may also need you to get Building Regulations permission or planning permission from your
local authority. Your surveyor may be able to help.
part of a defect or does not have the specialist knowledge to assess part of the property fully, the
surveyor may have recommended that further investigations should be carried out (for example,
by structural engineers or arboriculturists) to discover the true extent of the problem.
Who you should use for these further investigations

Specialists belonging to different types of organisations will be able to do this. For example,
qualified electricians can belong to five different government-approved schemes. If you want
further advice, please contact the surveyor.

This will depend on the type of problem, but to do this properly, parts of the home may have to
be disturbed. If you are a prospective purchaser, you should discuss this matter with the current
owner. In some cases, the cost of investigation may be high.
This guidance does not claim to provide legal advice. You should consult your legal advisers
before entering into any binding contract or purchase.

1
Leasehold properties advice
The advice contained here is for both current and prospective owners of leasehold properties.
Depending on which RICS Home Survey you have chosen, market value and reinstatement cost
may be included as standard, or is usually available as an extra service.
Before you buy a leasehold property, you need to pay particular attention to the terms of
the lease. Other than in Scotland, most flats and maisonettes and a few other properties
are leasehold.
Your legal advisers are responsible for checking the lease for you, but they do not normally
see the property. The surveyor may note specific features that may have legal consequences.
These matters will be set out in section I of your report and you should give a copy to your legal
advisers immediately.
Unless it says otherwise, when deciding on the market value (where included) of the property,
the surveyor assumes that all the terms of the lease which might have an effect on the value are
standard and that only a small ground rent is payable.
The surveyor also assumes that:
• if there are more than six properties in the building, the property is managed either directly
by the freeholder or by a professional managing agent;
• if there is more than one block in the development, the lease terms apply (except for upkeep of
common roads, paths, grounds and services) only to the block the property is in;
• you have the right of access over all shared roads, corridors, stairways, etc., and the right to
use shared grounds, parking areas and other facilities;
• all the leases are the same in all important respects if there is more than one leaseholder;
• there is no current dispute, claim or lawsuit relating to the lease;
• the lease has no particularly troublesome or unusual restrictions;
• the unexpired term of the lease is 70 years (that is, the lease has at least 70 years still to run); and
• the property is fully insured.
When calculating the reinstatement cost (where included), the surveyor assumes that the
property is insured under a satisfactory policy covering the whole building. (The ‘reinstatement
cost’ is the cost of rebuilding an average home of the type and style inspected to its existing
standard using modern materials and techniques and in line with current Building Regulations
and other legal requirements.)
Your legal advisers should check the full details of any lease. You should also ask your legal
advisers the following questions.
(a) Are the other flats occupied by owners or tenants?

2
Leasehold properties advice
(b) Is there a management company or a managing agent (or both) correctly set up to deal with
running and maintaining the block the property is in?
(c) Who is the ‘dutyholder’ under the Control of Asbestos Regulations 2012? Your legal advisers
should also get confirmation that an asbestos register and current management plan are in
place, and confirmation of any associated costs that you may have to pay.
(d) Is there a suitable maintenance and replacement fund, with suitable reserves, to deal with:
• general cleaning;
• maintaining and repairing the shared parts;
• repairs to the main structure;
• shared heating systems; and
• repairing and maintaining lifts?
(e) How much is the ground rent?
(f) How much was the last paid maintenance or service charge and what period did it cover?
(g) Are the service charge accounts satisfactory and up to date?
(h) Are there any existing or likely management problems or disputes, or any known repairs or
programmed work still to be carried out, which would affect the level of the maintenance or
service charge to be paid?
(i) Are services regularly and satisfactorily maintained and are there satisfactory and current
certificates for:
• any lifts;
• the fire escapes and fire alarms;
• the security systems;
• any shared water and heating systems; and
• other shared facilities?
(j) Is the liability clearly set out for repairs to the property, to the shared parts and the
main structure?
(k) Is the liability for repairs shared equally between leaseholders and is there a suitable
process for settling any disputes which may arise in this area?
(l) Is it the management company or each individual leaseholder who is responsible for the
building insurance, and is there a block insurance policy?
(m) Are there any unusual restrictions on the sale of the property?
If the property is a leasehold house, it is not likely to share responsibilities with other building
owners, and so may not involve management companies, service charges, etc. You should
ask your legal advisers to confirm this. You may also want them to investigate the possibility of
buying the freehold (which might be complicated).
Your surveyor may also be able to advise you on extending the lease under the provisions of the
Leasehold Reform Housing and Urban Development Act 1993 as an extra service.

1
Maintenance tips
Your home needs maintaining in the normal way, and this general advice may be useful
when read together with your report. It is not specific to this property and does not include
comprehensive details. Problems in construction may develop slowly over time. If you are
concerned contact an RICS qualified surveyor for further advice.
Outside the property

You should check the condition of your property at least once a year and after unusual storms.
Routine redecoration of the outside of the property will also give you an opportunity to closely
examine the building.
• Chimney stacks: Check these occasionally for signs of cracked cement, split or broken
pots, or loose and gaping joints in the brickwork or render. Storms may loosen aerials or
other fixings, including the materials used to form the joints with the roof coverings.
• Roof coverings: Check these occasionally for slipped, broken and missing tiles or slates,
particularly after storms.
Flat roofing has a limited life, and is at risk of cracking and blistering.You should not walk on
a flat roof. Where possible keep it free from debris. If it is covered with spar chippings, make
sure the coverage is even, and replace chippings where necessary.
• Rainwater pipes and gutters: Clear any debris at least once a year, and check for leaks
when it is raining. You should also check for any loose downpipe connectors and broken fixings.
• Main walls: Check main walls for cracks and any uneven bulging. Maintain the joints in
brickwork and repair loose or broken rendering. Re-paint decorated walls regularly. Cut back
or remove any plants that are harmful to mortar and render. Keep the soil level well below
the level of any damp proof course (150mm minimum recommended) and make sure any
ventilation bricks are kept clear. Check over cladding for broken, rotted or damaged areas
that need repairing.
• Windows and doors: Once a year check all frames for signs of rot in wood frames, for any
splits in plastic or metal frames and for rusting to latches and hinges in metal frames. Maintain
all decorated frames by repairing or redecorating at the first sign of any deterioration. In
autumn check double glazing for condensation between the glazing, as this is a sign of a faulty
unit. Have broken or cracked glass replaced by a qualified specialist. Check for broken sash
cords on sliding sash windows, and sills and window boards for any damage.
• Conservatories and porches: Keep all glass surfaces clean, and clear all rainwater gutters
and down pipes. Look for broken glazing and for any leaks when it’s raining. Arrange for
repairs by a qualified specialist.
• Other woodwork and finishes: Regularly redecorate all joinery, and check for rot and
decay which you should repair at the same time.
Home
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RICS Building SurveyCondition Report

practice note | 31
Building Report
Home Buyer Report
2
Maintenance tips
Inside the property

You can check the inside of your property regularly when cleaning, decorating and replacing
carpets or floor coverings. You should also check the roof area occasionally.
• Roof structure: When you access the roof area, check for signs of any leaks and the
presence of vermin, rot or decay to timbers. Also look for tears to the under-felting of the
roof, and check pipes, lagging and insulated areas.
• Ceilings: If you have a leak in the roof the first sign is often damp on the ceiling beneath the
roof. Be aware if your ceiling begins to look uneven as this may indicate a serious problem,
particularly for older ceilings.
• Walls and partitions: Look for cracking and impact damage, or damp areas which may be
caused by plumbing faults or defects on the outside of the property.
• Floors: Be alert for signs of unevenness when you are moving furniture, particularly with
timber floors.
• Fireplaces, chimney breasts and flues: You should arrange for a qualified specialist to
regularly sweep all used open chimneys. Also, make sure that bricked-up flues are ventilated.
Flues to gas appliances should be checked annually by a qualified gas technician.
• Built-in fittings: Check for broken fittings.
Services
• Ensure all meters and control valves are easy to access and not hidden or covered over.
• Arrange for an appropriately qualified technician to check and test all gas and oil services,
boilers, heating systems and connected devices once a year.
• Electrical installations should only be replaced or modified by a suitably qualified electrician
and tested as specified by the Electrical Safety Council (recommended minimum of a ten
year period if no alterations or additions are made, or on change of occupancy).
• Monitor plumbing regularly during use. Look out for leakage and breakages, and check
insulation is adequate particularly as winter approaches.
• Lift drain covers annually to check for blockages and clean these as necessary. Check any
private drainage systems annually, and arrange for a qualified contractor to clear these as
necessary. Keep gullies free from debris.
Grounds
• Garages and outbuildings: Follow the maintenance advice given for the main building.
• Other: Regularly prune trees, shrubs and hedges as necessary. Look out for any
overhanging and unsafe branches, loose walls, fences and ornaments, particularly after
storms. Clear leaves and other debris, moss and algae growth. Make sure all hard surfaces
are stable and level, and not slippery or a trip hazard.
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32 | RICS Building Survey practice note Condition Report

Building Report
Home Buyer Report
Part C: The report form and checklists
This part reproduces the report form, which consists of the following sections:
A Introduction to the report

B About the inspection
C Overall assessment and summary of the condition ratings
D About the property
E Outside the property
G Services
H Grounds (including shared areas for flats)
I Issues for your legal advisers
J Risks
K Energy efficiency
L Surveyor’s declaration
What to do now
This part also supplies checklists for sections B, C, D, E, F, G, H, I, J, K and L, along with specific guidance for
each of them. These checklists include items that should be considered by the surveyor at each inspection, as
well as their description and some instruction.

Building Survey
Property address
Client’s name
Date of inspection

1
Contents
A Introduction to the report*

C Overall assessment and summary of condition ratings
G Services
H Grounds (including shared areas for flats)
I Issues for your legal advisers
J Risks
K Energy efficiency
What to do now
* Please read the entire report in order.
RICS is the world’s leading qualification when it comes to professional standards in land, property
and construction.
In a world where more and more people, governments, banks and commercial organisations demand
greater certainty of professional standards and ethics, attaining RICS status is the recognised mark of
property professionalism.
Over 100,000 property professionals working in the major established and emerging economies of the
world have already recognised the importance of securing RICS status by becoming members.
RICS is an independent professional body originally established in the UK by Royal Charter. Since 1868,
RICS has been committed to setting and upholding the highest standards of excellence and integrity –
providing impartial, authoritative advice on key issues affecting businesses and society.
The RICS Building Survey is reproduced with the permission of the Royal Institution of Chartered
Surveyors who owns the copyright.
© 2012 RICS
Building Survey

A
2
Introduction to the report
This Building Survey is produced by an RICS surveyor who has written this report for you to
use. If you decide not to act on the advice in the report, you do this at your own risk.
The Building Survey aims to:
• help you make a reasoned and informed decision when purchasing the property, or when
planning for repairs, maintenance or upgrading of the property;
• describe the identifiable risk of potential or hidden defects;
• where practicable and agreed, provide an estimate of costs for identified repairs; and
• make recommendations as to any further actions or advice which need to be obtained
before committing to purchase.
Section B gives an outline description of what the inspection covers. A more detailed
description is contained in the ‘Description of the RICS Building Survey Service’ at the end of
this report.
Any extra services provided that are not covered by the terms and conditions of this report
must be covered by a separate contract.
After reading this report you may have comments or questions. If so, please contact the RICS
surveyor who has written this report for you (contact details are given in section L).
If you want to complain about the service provided by the RICS surveyor, the surveyor will
have an RICS-compliant complaints handling procedure and will give you a copy if you ask.
Property address
Building Survey

B About the inspection Full address and postcode of the property
The full address and postcode of the property
should be included.
Surveyor’s details
The surveyor provides his or her name, RICS Weather conditions when the inspection
membership number and company name in the took place
boxes provided, which will also be re-supplied
in section L. However, contact details are to be This should include what the weather conditions
provided in section L only. were like:
• at the time of inspection

Date of the inspection and report • in the preceding period (briefly).
reference number
The date that the property was inspected is The status of the property when the
provided in the box to the left, and the allocated
inspection took place
report reference number is given in the box to the
right. In this field the surveyor states only major
limitations, such as:
Related party disclosure • occupied/furnished/floor coverings
The surveyor declares any potential conflicts and • construction not apparent
how these are to be managed in accordance with
the RICS Rules of Conduct. • restrictions to access (e.g. locked
rooms/windows/doors/garage)
For example, where the surveyor and the estate • overgrown grounds
agent selling the property are within the same
group of companies, a managed conflict is • other exceptional circumstances
permitted where they are separately constituted • extent of external inspection permitted (for
companies with different directors. flats).

B
3
About the inspection
Surveyor’s name
Surveyor’s RICS number
Company name
Date of the inspection Report reference number
Related party disclosure
Full address
and postcode
of the property
Weather conditions
when the inspection
took place
The status of the

property when the
inspection took place
Property address
Building Survey

B
4
About the inspection (continued)
We inspect the inside and outside of the main building and all permanent outbuildings. We also
inspect the parts of the electricity, gas/oil, water, heating, drainage and other services that can be
seen, but these are not tested other than through their normal operation in everyday use.
To help describe the condition of the home, we give condition ratings to the main parts (the
‘elements’) of the building, garage, and some parts outside. Some elements can be made up
of several different parts.
In the element boxes in parts E, F, G and H, we describe the part that has the worst condition
rating first and then outline the condition of the other parts. The condition ratings are described
as follows.
3 Defects that are serious and/or need to be repaired, replaced or investigated urgently.
Defects that need repairing or replacing but are not considered to be either serious or urgent.
2 The property must be maintained in the normal way.
1 No repair is currently needed. The property must be maintained in the normal way.
NI Not inspected (see ‘Important note’ below).
Important note: We carry out a desk-top study and make oral enquiries for information about matters
affecting the property.
We carefully and thoroughly inspect the property using our best endeavours to see as much of it as is
physically accessible. Where this is not possible an explanation will be provided.
We visually inspect roofs, chimneys and other surfaces on the outside of the building from ground level
and, if necessary, from neighbouring public property and with the help of binoculars. Flat roofs no more
than 3m above ground level are inspected using a ladder where it is safe to do so.
We inspect the roof structure from inside the roof space if there is safe access. We examine floor
surfaces and under-floor spaces so far as there is safe access and permission from the owner. We are
not able to assess the condition of the inside of any chimney, boiler or other flues. We do not lift fitted
carpets or coverings without the owner’s consent. Intermittent faults of services may not be apparent on
the day of inspection.
If we are concerned about parts of the property that the inspection cannot cover, the report will tell you
about any further investigations that are needed.
Where practicable and agreed we report on the cost of any work for identified repairs and make
recommendations on how these repairs should be carried out. Some maintenance and repairs that we
suggest may be expensive. Purely cosmetic and minor maintenance defects that have no effect on
performance might not be reported. The report that we provide is not a warranty.
! Please read the ‘Description of the RICS Building Survey Service’ (at the end of this report) for details of what is, and is not, inspected.
Property address
Building Survey

C Overall assessment and summary also cross-reference this information into the
subheading ‘further investigations’.
of condition ratings
Any other main areas of concern other than that
The main function of this section of the report is to regarding condition should be reported in this
enable the surveyor to: section, noting any defects that could be the
subject of a claim under a buildings insurance
• provide an overall opinion of the condition of policy. Such issues may be related to:
the property
• site location
• highlight areas of concern
• environmental factors
• provide a summary of repairs
• energy performance
• indicate if further investigations are needed
• design
• if agreed with the client, give an overall budget
cost guide • structural framework
• identify condition ratings applied to the • fabric or services
elements. • nature of construction
• planning.
Overall opinion
The aim of this section is to provide the client Structural movement
with a clear summary of the property and its main Individual manifestations of structural movement
positive and negative features. This comprises an are described -under each element affected.
overview of the key issues, such as: The surveyor should summarise, in the overall
assessment in section C, the advice given
• nature of the property, its construction and
regarding structural movement in elemental
design
sections of the report.
• adequacy of services
Evidence of structural movement affecting the
• comparison of the condition of the property
property or individual components is reported,
with others of a similar age and style
including cracking, deflection, bulging, bowing and
• conformity with modern requirements verticality. The surveyor describes the evidence
• likely scale of maintenance required and, available for each case and provides an opinion
where agreed, a clear reference to cost advice as to the most likely cause of the movement.
contained within the report In addition, the surveyor states whether the
movement seems to be recent or of long standing,
• special client requirements.
and if it is thought to be continuing. Advice is given
Evidence suggests (from both clients and as to whether or not repairs are necessary.
surveyors) that there are three main issues that
The surveyor may also need to consider past
clients generally wish to have addressed clearly
remedial work and whether it has been effective.
and unambiguously. These are:
• structural movement Dampness

• dampness Individual manifestations of dampness are
• timber defects. described for each element affected. Dampness
can occur for a variety of reasons (including rising
These three issues (covered in further detail in damp, penetrating damp, trapped and displaced
the following sections) should be addressed moisture, salt contamination, service leaks and
in summary format in this section, with further condensation). Moisture may be on the surface
detailed advice contained within the report and of the fabric or concealed in the structure. The
cross-referenced under the relevant elements surveyor should check methodically for dampness
sections. If the surveyor feels that further both visually and with a moisture meter at pertinent
investigations are needed, then he or she should locations. The surveyor should also be mindful of

how such readings may sometimes be affected by Summary of repairs (and cost guidance)
salts, metals or other conductive material.
The surveyor summarises the main repair items,
The likely origin of any dampness is provided and giving full attention to the worst condition ratings,
advice is given on how to overcome dampness and cross-references these comments to the main
that is considered to be a problem (in the context body of the report. When cost guidance is given,
of the building type) to the building fabric and living the surveyor states the reservations and limitations
conditions. of such advice, and recommends that formal
quotations should be obtained prior to a legal
The surveyor is not expected to conduct tests commitment to purchase the property.
for salts or perform calcium carbide tests, unless
this service is considered necessary and has The surveyor should use accurate and independent
been agreed in writing with both the client and guidance, such as the current BCIS publication,
the property owner. The surveyor should warn the Housing Repair Cost Guide (see Part A, section 4.6,
client of any risk that the presence of dampness for further details).
may cause, such as rot in concealed timbers.
Timber defects This section provides the client with advice on
Individual manifestations of timber defects are any further investigations that the surveyor thinks
described for each element affected. Exposed appropriate, for example:
timbers are inspected for signs of rot or insect
attack. All aspects of the construction and • referral for a structural engineer to comment
condition, including dampness, are taken into • concerns regarding ground contamination
account to assess the potential for damage to
• CCTV examination of drains
hidden timbers.
• damp and timber specialist investigations.
Similarly, the surveyor may need to examine
exposed timbers for the presence of active If the surveyor considers it necessary for areas of
infestation of wood-boring insects and determine the property to be opened up to establish their true
the likelihood of infestation in the hidden structure. condition, this is to be stated clearly in the report.
In both instances, the surveyor provides advice
Recommendations for specialist tests (for example,
about remedial works in this section.
for service installations, exposing foundations,
uncovering the extent of fungal decay) should only
Condition rating table be made where the surveyor is uncertain of the true
The table shows the worst condition ratings given condition and may suspect a possible underlying
in the elemental condition rating box for each issue. If such tests should be undertaken before
element in sections E, F, G and H (part). The table legal commitment to purchase, the surveyor should
must also correctly identify each element. state this in the report.

C
5
Overall assessment and summary

of condition ratings
This section provides our overall opinion of the property, highlighting areas of concern, and
summarises the condition ratings of different elements of the property (with only the worst rating
per element being inputted in the tables). It also provides a summary of repairs (and cost guidance
where agreed) and recommendations for further investigations.
To make sure you get a balanced impression of the property, we strongly recommend that you read
all sections of the report, in particular the ‘What to do now’ section, and discuss in detail with us.
Overall opinion
3
Section of the report Element number Element name
G: Services
H: Grounds (part)

Element number Element name
G: Services
H: Grounds (part)

Element number Element name
G: Services
H: Grounds (part)
Property address
Building Survey

C
6
Overall assessment and summary

of condition ratings (continued)
Summary of repairs (and cost guidance)

Formal quotations should be obtained prior to legal commitment to purchase the property
Repairs Cost guidance (where agreed)
Further investigations should be obtained prior to legal commitment to purchase the property
(see ‘What to do now’)
Property address
Building Survey

D About the property • the accommodation and its layout
• modernisations and alterations
• the building in respect of general habitability.
Type of property
A description of the type of property and its features Detailed measurements are not usually reported,
is provided, including the number of storeys. but during the inspection the surveyor notes any
design features or dimensions that are important
If it is a flat or maisonette, the surveyor states to the use and enjoyment of the property, and
this here and then provides further information in includes them in the relevant sections of the report.
the box called ‘Information relevant to flats and
maisonettes’, given later in this section.
Construction
The approximate compass point direction that the The surveyor describes the main structure, how
front of the property faces is also given here. the structural parts of the building were originally
built to work together, and where any failures have
Approximate year the property was built occurred. The surveyor also reports where later
The surveyor states the year or approximate year alterations have affected structural performance,
the home was built. as well as any defects due to age, time and decay
that are causing structural difficulties and need
Approximate year the property was attention.
extended It is important to make it clear to the client that
The surveyor reports whether the home has been older buildings were designed and constructed
extended, as well as the year or approximate year differently to modern buildings. This is not just
the extension(s) was built, if present. applicable to ‘historic’ buildings, but to all older
buildings.
Approximate year the property was Works causing changes to the intended
converted performance of a traditional building can have
The surveyor states whether a home has been detrimental consequences on its condition. For
converted, along with the year or approximate year example, certain works can cause the entrapment
it was converted, if applicable. of moisture by impervious materials used in repair
and maintenance, such as cement-based renders,
pointing, plasters and modern paints. Understanding
Information relevant to flats and
how a building was intended to perform and how
maisonettes works may disrupt that performance is necessary
The surveyor indicates if the flat or maisonette is in to successfully determine a building’s existing and
a converted or purpose-built building and specifies: future condition. The surveyor should make full use
of this section in order to explain the intended and
• the floor of the block
existing performance of the building.
• number of flats in the block
• separate blocks in the development Structural frame
• access This is an optional heading that can be used if
• limitations to access at the time of inspection. the building has a load-bearing frame (e.g. in
historic timber houses), or some forms of precast
reinforced concrete (PRC). This may not be
Accommodation
appropriate to modern timber-framed construction,
The surveyor lists all parts of the accommodation where the stud framework is best described as part
in brief, showing the current use of the main rooms of the wall structure.
and the circulation areas broken down by floor
levels. Hazardous materials
As part of the inspection protocol the surveyor The surveyor provides advice under this optional
reviews: heading where there is visual evidence of, or

reasonable grounds to believe that, a material Other
used in the construction that, when worked upon, The surveyor notes any other services present at
is known to be hazardous to living conditions (e.g. the property, such as:
lead, asbestos or timber treatment). This can be
cross referenced to the element(s) concerned in • septic tank
section J Risks. • private water supply (e.g. well).
Means of escape Central heating

The surveyor inspects the size and height of the The surveyor marks the box to indicate which type
opening lights to all upper floor windows, as well of system is available, or chooses ‘None’ if there
as access routes from all rooms and whether is no central heating, and reports in more detail in
the access routes are closed or open. This is section G.
particularly of concern with open-plan layouts and
properties more than two storeys high.
Other services or energy sources
The adequacy of methods of protection to the (including feed-in tariffs)
means of escape in loft conversions and houses
This box is used to state any other service or
of three or more storeys is reviewed. The surveyor
energy source present at the property, such as:
may also need to provide advice in respect of fire
resistance standards, for instance, in large, older • wind turbine
houses within this category.
• solar panel(s)
The provision of smoke detectors outside kitchens • heat pump(s)
and in circulating areas at each floor level should
• any others.
be recommended.
The surveyor comments in more detail in section K
Security Energy efficiency.
The surveyor reports basic security aspects Where the surveyor is aware of feed-in tariffs, these
affecting the property, for example, the presence should be commented on here and cross referred
or lack of adequate window locks, door locks and to section I3 Other matters for the client’s legal
alarm system. advisers to confirm all liabilities and obligations.
Energy Grounds
The surveyor obtains the details of the current This section requires a brief general description
Energy Efficiency Rating, as stated on the EPC, only. Full details can be given in section H on the
and enters it in the box provided. No further following:
comment is given here. The surveyor must ensure
the potential ratings are not mistakenly entered • garage(s) – position (state if none)
instead, as they are also stated on the EPC. If • gardens
no EPC is available, ‘Not available’ is inputted in
• outbuildings (type and location)
boxes.
• leisure buildings (type and location).
The surveyor comments on the overall energy
related matters for the property in more detail in
Location, facilities, local environment and
section K Energy efficiency.
other local factors
Services Comments here are to be based on the surveyor’s
desk-top research, along with the inspection and
Mains the surveyor’s local knowledge.
The surveyor marks the boxes to indicate which
services are present and reports in more detail in Location
section G Services. Comments on location should not include reference

to grounds, which are covered in section H. area. If the surveyor is aware that the property is so
Instead, the surveyor should focus on: classified, this must be reported here and reference
made to this in section I Issues for your legal
• situation advisers.
• accessibility
• type of area Other local factors
• character of neighbourhood The surveyor considers the general condition,
• source(s) of inconvenience or disturbance (e.g. construction, design and perceived use of adjoining
school traffic, crowds, industry, public house) properties, in order to identify and report any
• road(s)/paths (adopted/private and traffic special factors (e.g. significant disturbance) that
volume). may have an adverse effect on the property.
The surveyor also takes account of the effect

Facilities of external noise on living conditions within the
The surveyor reports on nearby facilities, such as: property and its grounds. Noise from aircraft,
rail, traffic and other sources are noted if they
• shops are significant at the time of inspection, or could
• bus routes/railway station reasonably be anticipated to be significant.
• schools.
If the surveyor is instructed to consider a
specific issue (e.g. aircraft noise), the extent of
Local environment the enquiries required should be made clear to
Physical factors such as flood risk, radon, the client and agreed beforehand. The sound
electromagnetic fields, mining, the presence of insulation qualities of party structures may also
invasive species in the area and clay sub-soils need to be considered.
must be reported here and cross referred to section
J Risks. Any other possible nuisances, for example smells
that are known or have become apparent to the
Enquiries need to be made to determine whether surveyor while carrying out the inspection, are
a building is listed or located within a conservation included in this section.

D
7
About the property
Type of property
Approximate year
the property
was built
Approximate year
the property
was extended
Approximate year
the property
was converted
Information
relevant to flats
and maisonettes
Accommodation
Construction
Means of escape
Security
Energy
We have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC, then we
will report the ‘Current’ rating here. We have not checked this rating and so cannot comment on its
accuracy. We are advised that the property’s current energy performance, as recorded in the EPC, is:
Energy Efficiency Rating
Property address
Building Survey

D
8
About the property (continued)
Services
Gas
Mains Other
Electricity
Mains Other
Water
Mains Other
Drainage
Mains Other
Please see section K for more information about the energy efficiency of the property.
Central heating
Gas Electric Solid fuel Oil None
Other services or energy sources (including feed-in tariffs)
Grounds
Location
Facilities
Local environment
Other local factors
Property address
Building Survey

E Outside the property • any party wall issues arising from chimney
condition
Outside the property relates to the external • evidence of suitable linings for new solid fuel
elements of the building. The client will clearly installations
recognise this from the headings within the section. • hazards.
The surveyor should inform the client and the
client’s advisers of any limitations to inspection of E2 Roof coverings
the property and give reasons for this in the text
Pitched roof
box at the top of the page. For example, where
an element(s), or parts thereof, would normally This is visually inspected with the aid of binoculars
be inspected within the terms of conditions but where appropriate.
could not due to various reasons (e.g. roof covered • type of covering and condition, including the
in snow, chimney stack hidden from view), the angle/slope of the roof and fixing of tiles/slates
surveyor reports this here. If further comment is
required, it can be included within the appropriate • suitability of covering for roof slope
element text box. • roofing felt – presence, type, condition
For the flats, the outside surfaces of the building • ridges and hips tiles
containing the property are visually inspected only • verge and eaves details
to the extent that the surveyor is able to give an • open valleys
opinion on the general condition. Where visual
inspection is not possible, this should be reported • valley gutters (‘butterfly’ roofs), parapets gutters
in the relevant section of the report. and their lining, and outlets
• lead flashings to up-stands, dormers, etc. (but
External decorations are considered as part of the not the chimney flashings)
element and its normal maintenance. Therefore, the
surveyor comments on them in the elemental text • roof lights
box as appropriate. • dormers (usually including the flat or pitched
roof over the feature)
Risk and safety issues/hazards should be cross
referred to section J. • any party wall issues arising from the roof
condition
The surveyor must apply a condition rating to each • hazards – e.g. loose slates that could result in
element and report on the following checklist items. injury.
These checklists are meant to be helpful during the
inspection as prompts, but they are not exhaustive. Flat roof
This is visually inspected from vantage points
E1 Chimney stacks within the property and/or using a ladder externally,
They are visually inspected with the aid of where there is safe and reasonable access to a flat
binoculars where appropriate. roof(s), not more than 3m above ground level.
• flaunching • type of covering and condition, including the

• pots falls on the roof
• type and condition of stacks (leaning and • lead flashings to up-stands (but not the
sulphate attack) chimney flashings)
• pointing, render and other finishes • verge and eaves details
• aerials and satellite dishes • any integral gutters
• flashings and soakers at the junction with • roof lights

the roof covering (but not including the roof • any party wall issues arising from flat roof
covering) condition.

E3 Rainwater pipes and gutters – where it is integral to walling (e.g. part of a
sandwich construction), it is reported here
They are visually inspected with the aid of
binoculars where appropriate. – where it is ‘surface’ fixed to the walling, then
it should be included in E8 Other joinery and
This element includes: finishes
• gutters and gutter supports (valley and parapet • insulation – type (cross refer to section K)
gutters to be included in E2 Roof coverings) • type and condition of the lintels, jambs and sills
• hopper heads • parapet walls and copings, including party
• rainwater downpipes, bends, swan necks, up-stand walls
off-sets • timber frame
• rainwater shoes. • level of insulation to the wall
This element ends: • any party wall issues arising from wall condition
• where it joins foul pipework and becomes a • hazards (e.g. loose stones, parapets close to
combined system collapse and unstable bulges).
• where it discharges into, or over, a gully
Damp proof course
• over the ground.
Issues include:
Issues include:
• type, position and condition
• type and condition
• presence of dampness to the inside face of
• illegal connections to foul water drainage the outside wall, including that from rising and
systems, septic tanks, etc. penetrating dampness and condensation
• any party wall or legal issues arising from • airbricks (cross refer section F4 Floors).
shared rainwater pipes and gutters
• hazards – e.g. loose cast iron sections that E5 Windows
could result in injury
Where practicable, all windows are opened and
• general comment on adequacy, including closed, but not forced open, and vulnerable areas
– falls to gutters are closely examined. The surveyor should make
– position of outlets, hopper heads, etc. notes and advise the client whether it is possible
to operate the window transoms/openings
– numbers of downpipes. satisfactorily.
Where there are concerns about the adequacy • type and general condition
of the installation, the surveyor may have to use
manufacturer’s information to determine this. • single/double/secondary glazing
• draughts/damp penetration
E4 Main walls • seals to double glazed units
They are visually inspected with the aid • replacement window issues, such as:
of binoculars where appropriate, although – quality
foundations and concealed parts are not exposed
or inspected. – support to construction above
– Fenestration Self-Assessment Scheme
• type, thickness and general condition of the (FENSA), Certass, Building Regulations, etc.
wall(s)
• escape in the case of fire
• wall ties
• safety glass
• pointing
• security – locking mechanisms or externally
• rendering/external finishes beaded where there could be insurance
• cladding: implications

• hazards – e.g. defective openers/low window • bargeboards and verge details generally
cill threshold that could result in a fall from • ornamental joinery (e.g. finials, mock Tudor
height/accident. panelling)
• timber and PVC cladding fixed to main walling
E6 Outside doors (including patio doors)
• condition of decorations to all joinery elements
Outside doors are to be opened and closed where
keys are available, but not forced open. • possible asbestos components.
• type and condition E9 Other

• glazing and safety glass issues This category is used for external elements that
• security require reporting but do not sit comfortably
elsewhere in section E. These elements should be
• draughts/damp penetration
visually inspected with the aid of binoculars where
• seals to double glazed units appropriate.
• threshold, if level access, exclusion of water,
Typical examples include:
etc.
• replacement door issues such as quality, • roof terraces or useable flat roof areas over
support to construction above, FENSA, other accommodation
Certass, Building Regulations, etc. • balconies
• bay windows, but only where distinctive and
E7 Conservatory and porches different in nature to the construction of the
They are visually inspected. main walls
• type and condition • external stairways or fire escapes
• Building Regulation and/or planning approval • hazards (e.g. loose handrails or steps/ copings
(e.g. for a conservatory, an extension, or a sun that could result in injury).
room) To give a complete assessment of the feature, this
• inappropriate use (e.g. kitchen, bedroom) section should cut across other elements, but only
• safety hazards (e.g. low level glass, escape where appropriate. For example, a section on a
from upper storey windows). balcony may report on:
• structural aspects (e.g. fixings, support)

E8 Other joinery and finishes • walls and floor to the balcony
They are visually inspected with the aid of • railings and handrails.
binoculars where appropriate.
Rather than trying to fit these within the elemental
• type and condition structure of the report, it may be clearer to include
• fascias, soffits and eaves details generally all aspects here.

9
Limitations to inspection
1 2 3 NI
E1
Chimney stacks
E2
Roof coverings
E3
Rainwater pipes
and gutters
E4
Main walls
E5
Windows
E6
Outside doors
(including patio doors)
E7
Conservatory
and porches
E8
Other joinery
and finishes
E9
Other
Property address
Building Survey

F Inside the property • roof strengthening and lateral restraint
• use and misuse of the roof space
Inside the property relates to the internal elements • wood rot and wood boring beetle – a detailed
of the building. The client will clearly recognise this inspection of vulnerable timbers is required
from the headings within the section.
• party walls – lack of fire breaks, gaps between
The surveyor should inform the client and the dwellings
client’s advisers of any limitations to inspection of • flooring in, and access into, the loft
• ventilation in roof space – check for type and
amount of ventilation to the roof space and
an element(s), or parts thereof, would normally be
compare to current standards
inspected within the terms of conditions but could
not due to various reasons (e.g. room full of stored • level of insulation
items, door to room locked, no access hatch to • birds, bats, vermin, insects
roof space), the surveyor reports this here. If further
• unsupported chimney breast(s) (report in
comment is required, it can be included within the
F5 Fireplaces, chimney breasts and flues).
appropriate element text box.
Internal decorations are considered as part of the Flats

element and its normal maintenance. Therefore, the This is inspected as above, but only if access can
surveyor comments on them in the elemental text be gained from inside the flat or from communal
box as appropriate. area (where access is permissible).
Risk and safety issues are cross referred to
section J. F2 Ceilings
They are visually inspected from floor level and are
The surveyor must apply a condition rating to
gently pressure tested for underlying defects (such
each element and report on the following checklist
as detachment of plaster from laths).
items. These checklists may be helpful during the
inspection as prompts, but they are not exhaustive. • type and condition
• dampness to surfaces, including condensation
F1 Roof structure and mould growth
The roof space is entered using a ladder where • safety and cracking
there is safe and reasonable access via hatches not
more than 3m above floor level or by other means. • cornices or centrepieces (and implications for
The roof structure is visually inspected from within listed buildings)
the roof space. Lightly secured panels are removed • finishes, including decorations
when safe to do so, stored goods and other • asbestos containing materials.
contents are not moved or lifted but small areas of
thermal insulation may be lifted where safe access
allows. In all cases, the surveyor should judge
whether it is practicable or permitted and safe to Both are visually inspected from floor level. Using
carry out the inspection. a damp meter, walls are randomly tested for
dampness where considered appropriate.
This element includes:
• type and condition
• design, construction and condition
• loading or non-load bearing
• alteration of the roof structure to create useable
space (included here when the owner has • structural movement, cracking, distortion,
partially altered the roof space for limited use, binding doors
e.g. providing flooring for additional storage, • non-robust partitions
but a complete room-in-a-roof conversion • possible asbestos content
should be reported in F9 Other)
• finishes, including decorations

• wall tiling (including splash back wall tiling) once it reaches above the roof covering, where it
• dado panelling becomes an external element.
• structural alterations – through lounge, new • types and condition

door openings • open, solid fuel fireplaces:
• dampness to internal walls, including – flue/chimney maintenance, sweeping, lining,
condensation and mould growth etc.
• hazards. – fixed external ventilation hearth
• chimney breasts:
F4 Floors
– open or blocked off
The surface of floors not covered with fixed floor
coverings and subfloor areas are inspected as far – ventilation of flue (if blocked)
as practicable. In the case of timber floors, loose – top of flue at chimney level
boards are raised to enable the construction to be – condition of them in roof space
identified and their condition to be checked. The
surveyor also carries out a ‘heel-drop check’. – structural alterations, unsupported
– dampness to base and face of them
The surveyor may need to comment if joists
are likely to be undersized or defective, and on • flues:
excessive deflections and general levels. Where – traditional chimney breasts or built-in
necessary, advice can be given separately for prefabricated flues
each floor level (e.g. ground floor and upper – vertical open flues not contained within
floors). a chimney, including description, fixing,
• type and condition (floor by floor) condition, terminal position, proximity to
combustible materials, etc.
• solid floor:
• possible asbestos materials and other hazards.
– cracking
– settlement F6 Built-in fittings (e.g. wardrobes)
– swelling
Built-in cupboards and wardrobes are examined,
• suspended timber floor: and with permission from the owner/occupier,
– stamp test stored items are moved.
– ventilation to subfloor void • description, adequacy and general condition
• floor finishes and their construction • dampness affecting the features described
• dampness to all floor types throughout section F (attention will need to be
given to fittings near damp areas, solid floors,
• wood rot and wood boring insects
kitchen and sanitary fittings)
• insulation (cross refer to section K)
• wood boring insects affecting features
• hazards.
• operation – operable drawers, damaged hinges
F5 Fireplaces, chimney breasts and flues • dampness, wood boring insects, etc.
These are visually inspected, but no testing of • hazards.

flues or fittings is carried out. Gas and oil heaters/
fires are to be included in G4 Heating, and so are F7 Woodwork (e.g. staircase and joinery)
balanced flues attached to, or extending a short Visually inspected, with internal doors to be opened
distance from, the heating appliance. and closed where keys are available, but not forced
This element includes the chimney breast from the open.
lowest level in the house, through all rooms and • description and general condition
any roof space, and finishes at the underside of
the roof covering. It changes to E1 Chimney stacks • exceptional cost items (e.g. listed buildings)

• internal parts of windows – jamb linings, sill • hazards.
boards, architraves, shutters, etc.
• built-in cupboards (e.g. within chimney alcoves, Kitchen units
meter cupboards) • kitchen units, cupboards and worktops,
• skirtings, dado rails, picture rails including waterproof sealant, but not the
splashback tiling (see F3 Walls and partitions)
• finishes, including decorations
• kitchen sink, including the taps, but not the
• dampness affecting the features
water pipes to them (see G3 Water)
• wood rot and wood boring beetle affecting
• slotted wastes, but not the trap or the waste
features
pipe (see G6 Drainage)
• hazards.
• description, adequacy and condition
Staircase(s) • kitchen units, which are visually inspected
excluding appliances (such as hobs, oven,
• treads and risers, strings, balusters, handrails,
grills, etc.)
newel posts
• dampness/wood boring insects affecting any
• safety hazards (e.g. missing balusters, broken
features
treads, lack of safety glass)
• operation (e.g. operable drawers, damaged
Doors and architraves hinges)
• internal doors, frames/linings, architraves, etc. • backing panels
• asbestos containing backing to cupboard/older • sealant between the appliance and adjacent
fire doors surfaces
• glazing problems/hazards. • hazards
• wood rot and wood boring insects.
The inspection does not include:
These are examined and, with permission from
the owner/occupier, stored items are moved. The • water pipes that connect to the taps, mixing
surveyor provides a description of the adequacy valves, etc. (see sections G3 Water and
and general condition. G5 Water heating)
• water traps and waste pipes that drain them
Bathroom fittings (see section G6 Drainage)
• baths • any electric showers or instant electric water
• bidets heaters (see sections G3 Water and G5 Water
heating)
• wash hand basins, their taps and slotted
wastes • wall tiling/splashback tiles (to be reported in
F3 Walls and partitions)
• shower trays
• leaks and dampness caused by the bathroom
• shower cubicles
fittings.
• water closets (WC), their cisterns and
overflows, including the actual junction between
the WC outgo and the drainage pipe, but not F9 Other
the drainage pipe itself This category is used for internal elements that
• bath panels and other built-in fittings require reporting but do not sit comfortably
associated the sanitary appliances elsewhere in section F. These elements should be
visually inspected. The following headings give
• sealant between the appliance and the adjacent suggestions of what may typically be included here.
surfaces
• wall tiling/splashback tiles
• wood rot and wood boring insects

Roof space conversion cellar/basements are used for habitable purposes,
Although this can be reported in F1 Roof this section should cut across other relevant
structure, this section should be used where a elements.
total conversion has been carried out. To give a This might typically include:
complete appraisal of the conversion, this section
should cut across other relevant elements. For • structural aspects – removal of partitions,
example, issues to be considered and reported on strengthening of ceilings and other floors
may include: • access to room – adequacy and safety of
• structural aspects – alteration of roof, staircase, etc.
strengthening of ceilings and other floors • fire escape and fire safety – additional fire
• access to room – adequacy and safety of resistance to ceiling, inner rooms issues, etc.
staircase, etc. • daylight and ventilation to rooms and spaces
• thermal insulation – ventilation to roof spaces • dampness
• fire escape route – fire resistance of partitions, • safety issues, hazards and asbestos containing
ceilings, doors, etc. materials (cross refer to section J)
• regulation and permissions – Building • legal/permission issues, including planning,
Regulations, planning permission, etc. Building Regulations and party wall issues
• safety issues, hazards and any asbestos (cross refer to section I).
containing materials (cross refer to section J)
Flats
• legal/other permission issues, including
planning Building Regulations and party wall Where access is available (if it is not, this should
issues (cross refer to section I). be clearly reported), the inspection includes those
internal common parts of a block, such as:
Cellars and basements
• internal hallways, landings and stairs
They require a similar approach to roof space
conversion. To make reporting clearer, where the • doors
• built-in cupboards, meter cupboards, etc.
• asbestos containing materials (cross refer to
section J).

F
10
Inside the property
1 2 3 NI
F1
Roof structure
F2
Ceilings
F3
Walls and partitions
F4
Floors
F5
Fireplaces, chimney
breasts and flues
F6
Built-in fittings
(e.g. wardrobes)
F7
Woodwork
(e.g. staircase and joinery)
F8
Bathroom and
kitchen fittings
F9
Other
Property address
Building Survey

G Services • availability of socket outlets
• nature of artificial lighting.
All building service installations, whether mains
Concerning the demands of computer equipment,
or privately supplied, are visually inspected. The
the surveyor should not turn off the main electrical
inspection should be sufficient enough for the
supply or test residual current devices (RCDs),
surveyor to form an overall opinion on the type
except with the express permission of the owner/
of installation, the materials used, its apparent
occupier.
age, its visible condition and the need for further
investigation. The following statement is printed at the start of G1:
The surveyor is not expected to carry out testing Safety warning: The Electrical Safety Council
of the installations or appliances other than recommends that you should get a registered
through their normal operation in everyday use, or electrician to check the property and its
perform or comment on design calculations. For all electrical fittings at least every ten years, or on
services, the surveyor advises the client that further change of occupancy. All electrical installation
tests will be necessary by appropriate specialists if work undertaken after 1 January 2005 should
assurance as to condition or capability is required. have appropriate certification. For more advice
The inspection should be carried out without the contact the Electrical Safety Council.
risk of causing injury to the surveyor or damage to
Subsequent reporting should not contradict this.
the property.
The surveyor describes the installation and its
The surveyor should inform the client and the
general condition, including:
client’s advisers of any limitations to inspection of
the property and give reasons for this in the text • mains supply
• RCDs or miniature circuit breakers (MCB)
an element(s), or part(s) thereof, would normally
be inspected within the terms of conditions but • on-peak/off-peak
could not due to various reasons (e.g. meters • location of the meter and consumer unit/fuse
inaccessible, drain cover not present or could not board
be lifted), the surveyor reports this here. If further • supplementary bonding in the usual places
comment is required, it can be included within the
appropriate element text box. • condition of visible wiring
• condition of a sample of the range of light
Risk and safety issues should be cross referred to fittings and switch gear
section J Risks.
• fixed electrical appliances, including heaters,
If any services are turned off, the surveyor states storage radiators, electric showers, instant
this in the report and does not turn them on. A water heaters, etc. (see also G5 Water
condition rating must be applied to each of the heating)
services and comments made on the following • nature of electrical fittings in bath and shower
elements. These checklists may be helpful during rooms
the inspection as prompts, but they are not
exhaustive. • external installations, such as garages,
outbuildings, external sockets, garden lighting,
water feature pumps, etc.
G1 Electricity
Accessible parts of the wiring are visually inspected The surveyor checks if the following documentation
without removing or undoing fittings. is available:
The surveyor reports on: • Part P Building Regulation certification where

rewiring/alterations to the installation have been
• location and type of incoming supply, meter carried out post 1 January 2005
and switchgear • a recent Electrical Installation Condition Report
• nature of visible wiring (EICR).

Microgeneration • Has the wind turbine been fitted by a member
The surveyor reports the presence of any form of of the MCS? (If not, the system may not receive
microgeneration at the property and describes any future government subsidy.)
its condition. The following questions should • Is all the appropriate certification in place (e.g.
be considered when inspecting photovoltaic MCS, Part P)?
(PV) panels, wind turbines or any other type of
• Does the owner benefit from any type of
microgeneration.
subsidy (e.g. the FITs scheme)? If yes, when
PV panels was this set up and what generating rate
applies?
General
• Does the wind turbine meet permitted
• Have the panels been fitted by member of the
development requirements?
Microgeneration Certification Scheme (MCS)?
• Is all the appropriate certification in place (e.g. Externally
MCS, Part P)? • Is the turbine in a satisfactory condition? If fixed
• Does the owner benefit from the Feed-In Tariffs to a building, are there any signs of damage
(FITs) scheme? If yes, when was this set up and near the fixing points? If mast-mounted, do the
what generating rate applies? mast and any guy-wires look corroded? Is there
space to lower the mast if required?
• Are the panels owned or leased?
• If it needs maintenance, is it easy to access?
• Do the panels meet permitted development
requirements? • Is the turbine overshadowed by large trees,
buildings and other tall obstacles? This may
Externally reduce its effectiveness.
• Are the panels in satisfactory condition? Are • Is it particularly close to neighbouring properties
they cracked, damaged or covered in lichen, where the noise generated by them may cause
debris, etc.? a problem?
• Do the panels face south or southwest?
Internally
• Do large trees or adjacent buildings • If the turbine is fixed to the building, are the
overshadow the panels? Are younger trees internal surfaces close to the turbine location
likely to overshadow the panels eventually? damaged?
• What condition is the roof covering in, beneath • Do all the components of the wind turbine
and around the panels? electrical system (e.g. the various junction
• Can you see any signs of distortion or dishing boxes, the inverter, export meter and the
of the roof slopes? connection to the grid and so on) appear to be
satisfactorily and neatly fixed?
Internally
• Does the roof structure appear robust, or are G2 Gas/oil
the structural members relatively small and/or Accessible parts of the system(s) are visually
widely spaced? inspected without removing or undoing fittings. No
• Are there signs of water penetration around the tests whatsoever are carried out to the system(s) or
fixings of the PV panel framework, or on the appliances.
ceilings of the rooms and spaces below?
The following statement is printed at the start of G2:
• Do all the components of the PV electrical
system appear to be adequately and neatly Safety warning: All gas and oil appliances
fixed, or do they have that DIY feel about them? and equipment should be regularly inspected,
tested, maintained and serviced by a registered
Wind turbines ‘competent person’ and in line with the
General manufacturer’s instructions. This is important
• What type of wind turbine is it, building or mast to make sure that all the equipment is working
mounted? correctly, to limit the risk of fire and carbon

monoxide poisoning, and to prevent carbon • nature of the tank
dioxide and other greenhouse gases from • internal or external bunded
leaking into the air. For more advice contact
• condition of tank
the Gas Safe Register for gas installations, and
OFTEC for oil installations. • proximity to dwelling, boundaries,
watercourses, drains, etc.
Subsequent reporting should not contradict this.
The surveyor reports: G3 Water

Accessible parts of the system are visually
• description and general condition
inspected without removing or undoing fittings. The
• mains gas installations surveyor notes and reports on the nature of the
• evidence of installation/alteration certification installation, including:
and annual inspections.
• pipework
This section covers the gas and oil supply pipework • entry point of supply
from the utility company’s supply (or the storage
• locations of internal and external stopcocks
vessel) through to the heating appliance itself.
However, all matters relating to the appliance are to • method of storage
be reported in G4 Heating. The following questions • condition of sanitary fittings.
should be considered when inspecting mains gas,
The taps are turned on and toilets flushed to check
liquid petroleum gas and oil installations.
for general operation in everyday use. The surveyor
describes the general design and constructional
Mains gas installations
aspects.
• Does it have a mains supply and is it
connected? This element does include:
• What is the meter location and condition? • piped water supply from the boundary of the
• Is the meter positioned on an escape route? property (of the whole of the private water
• What are the route, nature and condition of the supply)
pipework? • supply pipe and stop valves where the pipe
• Have there been alterations? enters the building
• Are they properly certified? • rising main supply to combination boilers, water
heaters, feed and expansion tanks, but not
Liquid petroleum gas installations beyond them
• Storage cylinders: Is the location suitable? • rising main supply to cold water storage tanks,
direct to kitchen and sanitary appliances,
– boundaries including the taps to which they connect
– proximity to buildings (especially basements) • cold water storage tanks (possible asbestos
– other storage tanks containing materials to be cross referred to
– condition section J), lids, bases, associated overflows
and vents
– foliage.
• cold water distribution pipes from storage tanks
• What are the route, nature and condition of the
to appliances.
pipework?
• Have there been alterations? This element does not include:
• Are they properly certified? • hot water system (see G5 Water heating)
• hot water cylinder, expansion pipe, immersion
Oil installations
heaters, cylinder thermostats and all distribution
The surveyor reports on oil storage facility details, pipework between cylinder and the appliances
including:
• distribution pipework between the water
• siting heating appliances and the various appliances.

Main issues to include are: the system is to check basic operation and to test
its efficiency or safety.
• description and general condition
• source of supply This element includes:
– mains supply • main heating source

– mains and private supply combined • boilers (and combination boilers that also
– private supply only (If present, has it provide hot water)
been checked and certified as • gas and oil fires, and heaters
wholesome?)
• electric heating
• shared supply with neighbours (cross refer to
• heat pumps
section I)
• heat distribution pipe-work and associated
• position of external stop valves/water meter
heat emitters (e.g. under-floor heating), and the
• position of internal stop valve possible use of asbestos containing materials
• pipe insulation in unheated areas (cross refer to section J)
• presence of lead pipework (cross refer to • ancillary equipment
section J) • heating controls/thermostatic radiator valves
• nature of the pipework, dissimilar materials (TRVs)
• storage tanks, overflow pipes, etc. • expansion vessels and safety controls
• use of asbestos containing materials (cross • ventilation issues for heating appliances (where
refer to section J) there are concerns, cross refer to section J)
• backflow prevention • solid fuel heating source should be covered in
fireplaces, chimneys and flues. Any distribution
• garden supply
pipework should be covered here for this
• irrigation system. element.
Private water supply Most heating appliances are subject to regulations

governing installation of gas, oil, solid fuel and
If there is a private water supply, the following may
electric appliances previously described. These
need to be considered:
should be cross referred to the appropriate section
• storage capacity where certification is required.
• location
• pumping and piping arrangements (and access G5 Water heating
thereto) The water heating system is visually inspected,
• a laboratory check for potability: apart from communal systems which are not
inspected. To check its physical operation, the
– Water must be fit for drinking, be free from
owner or occupier is asked to activate the system.
contamination and not contain a sufficient
The report should note that the purpose of
quantity saline material to be regarded as a
activating the system is to check basic operation
mineral water.
and not to test its efficiency or safety.
– Potable water must be free of pathogens
(disease causing organisms) and have If the surveyor has safety concerns based on
a desirable taste, odour (smell), colour the visual inspection, these should be recorded
and turbidity (cloudiness), and contain no with reasonable prominence. In addition, further
harmful chemicals. investigations and suspension of use should be
recommended.
G4 Heating
This element includes:
To check its physical operation, the owner or
occupier is asked to activate the system. The • hot water heating appliances providing hot
report should note that the purpose of activating water only (e.g. gas water heater, multi-point

water heater, electric under-counter heater, General
etc.), while combination heating and hot water • Have the thermal panels been fitted by member
boilers are included in G4 Heating of the MCS?
• hot water cylinder, expansion pipe, immersion • Is all the appropriate certification in place (e.g.
heaters, cylinder thermostats and all distribution MCS, Part P for electrics or new hot water
pipework between cylinder and the appliances tank)?
(but not the taps)
• Does the owner benefit from government
• distribution pipework between the water subsidy? If yes, when was this set up and what
heating appliances and various other generating rate applies?
appliances, and the possible use of
• Do the panels meet permitted development
asbestos containing materials (cross refer
requirements?
to section J).
• What type of system is it – flat panel/evacuated
Heat pumps tubes, separate water tank or dual coil? How is
it controlled?
The surveyor reports the presence of heat pumps
at the property and describes their condition. The • Has the connection to the hot water system
following questions should be considered during been properly designed to accommodate and
inspection. take full advantage of the solar heated water?
• Concerning the hot water tank, is there a
• What type of heat pump is it?
separate tank or one with a dual coil? Is it big
• Has the heat pump been fitted by member of enough and appropriately insulated?
the MCS? (If not, the system may not receive
any future government subsidy.) Externally
• Is all the appropriate certification in place (e.g. • Are the panels in satisfactory condition? Are
MCS, Part P)? they cracked, damaged or covered in lichen,
debris, etc.?
• Does the owner benefit from any type of
subsidy (e.g. Renewable Heat Incentive)? If yes, • Do the panels face south or southwest?
when was this set up and what generating rate • Do large trees or adjacent buildings
applies? overshadow the panels? Are younger trees
• Does the heat pump meet permitted likely to overshadow the panels in later years?
development requirements? • What condition is the roof covering in, beneath
• Is the dwelling well insulated, and does it have and around the panels?
a high thermal mass (e.g. thick solid walls and • Can you see any signs of distortion or dishing
floors)? If not, the heating system is unlikely to of the roof slopes?
generate enough heat on cold days.
Internally
• Does the property have access to mains gas or
oil heating? If so, the financial benefits of the • Does the roof structure appear robust, or are
heat pump may be marginal. the structural members relatively small and/or
widely spaced?
If system pre-dates the MCS (before July 2009),
• Are there signs of water penetration around the
the surveyor should consider recommending that
fixings of the solar panel framework, or on the
an appropriately qualified person assesses the
ceilings of the rooms and spaces below?
performance of the system, if the owner wants
assurances of its performance. • Do all the components of the solar panel
system appear to be adequately and neatly
Solar thermal fixed, or do they have that DIY feel about them?
If a solar thermal system is present, the surveyor
reports this here and describes its condition. The G6 Drainage
following questions should be considered during The surveyor opens all reasonably accessible,
inspection. lightweight inspection chamber covers within the

curtilage of the property. The assumed routes • type of system
of the drain runs and their general condition are • location relative to watercourses and buildings
reported based on a visual inspection. Where
a water supply is available and turned on, the • capacity relative to size of current building
surveyor may also run water through the system as • pumping and piping arrangements (and access
part of the inspection. thereto)
The surveyor must attempt to identify the means • emptying and maintenance arrangements
of foul and surface water disposal. There have • implications for replacement or repair relative to
been recent changes to legislation with which the current criteria.
surveyor should be familiar before undertaking the
inspection. G7 Common services
This element includes: The surveyor does not inspect the common
services and gives general comment only. This
• above ground drainage:
covers services that are specific to flats, including:
– traps and wastes from kitchen sinks,
washing machines, dishwashers, sanitary • refuse chutes, bin stores, etc.
appliances, bidets, WCs, showers, etc. • lifts for passenger and goods
– soil and vent pipes, and the possible use of • entry-phone systems
asbestos containing materials (cross refer to
• CCTV
section J)
• lighting and heating in common areas
– stub stacks
• automatic opening gates.
– air admittance valves, etc.
• below group drainage:
G8 Other services/features
– gullies
Other service installations may occasionally be
– rodding access points found, and are visually inspected without testing.
– inspection chambers These may include:
– main drainage – separate system (foul and • security alarms
surface water), or combined system
• smoke detectors
– private drainage – cess pit, septic tank,
• vacuum cleaning system
small sewerage treatment system
• stairlift/disability hoist
– other types – soak away, reed beds,
composting toilets • remote control garage doors
• other issues: • electrically controlled gates
– shared drainage with neighbouring • warden call systems in sheltered developments
properties (cross refer to section I) • entry-phone system
– permit to discharge to local water courses, • CCTV
etc.
• lifts
– misconnected drains (see
• private electrical supply generators
www.connectright.org.uk)
• TV and radio installations
– pitch fibre drainage pipes identified in
inspection chambers • broadband and cable supplies.
– sustainable drainage systems (SUDS). The surveyor should note that electrical
installations to swimming pools, plant and
Private drainage systems equipment require specialist inspection and testing.
If the property has a private drainage system, the Therefore, they are normally specifically excluded
surveyor considers the following: from this service.

G
11
Services
Services are generally hidden within the construction of the property. This means that we can
only inspect the visible parts of the available services, and we do not carry out specialist tests.
The visual inspection cannot assess the services to make sure they work efficiently and safely,
or meet modern standards.
1 2 3 NI
G1 Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property
and its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after
Electricity 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.
G2 Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and
serviced by a registered ‘competent person’ and in line with the manufacturer’s instructions. This is important to make
Gas/oil sure that the equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning and to prevent
carbon dioxide and other greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register
for gas installations, and OFTEC for oil installations.
G3
Water
G4
Heating
G5
Water heating
G6
Drainage
G7
Common services
G8
Other services/features
Property address
Building Survey

H Grounds (including shared areas dwelling. These must be condition rated and
reported here. Examples include:
for flats)
• summer houses
The surveyor should perform a visual inspection • substantial greenhouses
only of the grounds by walking around, where
• follies
necessary, from adjoining public property.
• leisure buildings, but not the leisure facilities
The surveyor should inform the client and the inside (e.g. swimming pools, saunas, fitness
client’s advisers of any limitations to inspection of gyms, etc.).
box at the top of the page. For example, where Other issues could include:
an element(s), or parts thereof, would normally
• listed building/conservation areas (cross refer to
be inspected within the terms of conditions but
section I)
could not due to various reasons (e.g. garage door
locked, garden overgrown), the surveyor report • safety issues (cross refer to section J)
this here. If further comment is required, it can be • invasive species, e.g. Japanese knotweed
included within the appropriate element text box. (cross refer to section J)
The surveyor outlines the construction and design • automatic gates (cross refer to section J).
of elements in this section, and reports any defects
revealed by visual inspection. Where agreed, any H3 Other
special client requirements in respect of anticipated This section is normally reserved for the grounds
usage are reported here. and/or garden, where a defective external feature
Where the principal building is listed, reference that will have an impact on the property is reported.
is made to the condition of all outbuildings and In addition, a sub-element can be included and
structures (including garden walls) likely to have condition rated in section H2 to emphasise its
been built before 1 July 1948. seriousness.
For example, if a retaining wall is in danger the

H1 Garage(s) surveyor must outline the construction and
The garage(s) is identified and condition rated design, consider the consequence of failure and
here, and so are all related elements and services. draw attention to any implications for household
Elements of integral garages (i.e. part of the insurance and rebuilding cost. Any defects revealed
structural framework of the dwelling) can be by visual inspection should be described.
included in sections E or F.
Other examples include:
Typical issues are:
• drives, paths, terraces, patios, steps (e.g.
• type and general condition deeply sunken paths or driveway)
• functionality • gardens
• unauthorised use (cross refer to section I) • hardstanding
• services – type and condition (cross refer to • dropped kerbs
G1 Electricity)
• gates
• planning/listed building/conservation area
• trees
issues
• invasive species (for example, Japanese
Knotweed) within the boundaries of the
section J).
property or on directly adjacent sites
H2 Permanent outbuildings and other • boundary walls, fences (e.g. dilapidated
boundary wall or fence)
structures
This section normally includes other permanent • non-permanent outbuildings
outbuilding(s) that are not attached to the main • rights of way.

Where risks such as contamination or flooding are
found within the boundaries of the property or on
directly adjacent sites, these should be reported
and cross referred to section J, where more detail
of these should be provided.
Flats
The inspection includes common external areas,
such as:
• external staircases
• outbuildings
• garages
• parking provision
• roads and paths
• boundaries
• retaining walls
section J).
The surveyor describes the extent of inspection

carried out in shared areas and their general
condition.
Comments in respect of common services should

be made in section G Services.

H
12
Grounds (including shared areas for flats)
1 2 3 NI
H1
Garage(s)
H2
Permanent outbuildings
and other structures
H3
Other
Property address
Building Survey

I Issues for your legal advisers – whether a remediation certificate exists
for the site (e.g. new-build on a previously
contaminated site)
The legal advisers are responsible for checking
relevant documents. As legal advisers will not – whether the property is likely to be affected
normally see the property, the subheadings in this by adjacent, significant public or private
section are intended for the surveyor to identify developments, which can be investigated
apparent and specific items with possible legal through local authority searches
implications. – whether a mining search is required.
In addition to the legal advisers’ usual pre-

contract enquiries, legal issues may arise from I2 Guarantees
the inspection itself. In such cases, the surveyor The surveyor reports on the availability and
alerts the client or the client’s legal advisers transferability of guarantees in respect of:
to physical issues or other matters that could
• underpinning, lateral restraint and chimney
affect the property and may need investigation
stabilisation works
or clarification. Where the inspection reveals that
there are areas of particular concern, these are • timber and damp treatment works
appropriately highlighted in this section. • wall ties and cavity wall tie replacement works
Issues reported elsewhere can be cross-referenced • double glazing
here. The checklists provided give examples of • cavity wall insulation
issues that may arise. These checklists may be • remedial works to service installations,
helpful during the inspection as prompts, but they including re-lined drains, recent rewiring,
are not exhaustive. replacement boilers, etc.
• recent significant building repairs
I1 Regulations
• possible advantage of taking over existing
Where the surveyor suspects or knows that a
insurance.
property is listed or is located in a conservation
area (see section D), the surveyor establishes the If there is National House-Building Council (NHBC),
status of the property, obtains a copy of any listing Foundation 15 or Building Professional’s Certificate
and discusses the implications of ownership with for a new-build or conversion, it is reported here.
the client and/or the client’s legal advisers. If repair The surveyor establishes the type of warranty
work is required, the surveyor advises the client offered and verifies the age of the property. The
to consult someone with appropriate specialist surveyor also draws the client’s attention to the fact
knowledge. If significant repairs or alterations are that builders’ warranty schemes have limitations
being contemplated, the client should seek advice and that the terms should be carefully inspected by
from the conservation officer. the client’s legal advisers.
Other examples might include:

I3 Other matters
• FENSA or Certass certificate
• planning permission and Building Regulation Tenure
approval for an extension or loft conversion The surveyor reports this here and, where
• original compliance and/or consent for practicable, includes issues that may impact the
conversions, extensions, alterations or change property and require further investigation.
of use, and any particular works evident on
inspection for which planning permission may Freehold: sample paragraph
have been required Sample wording for a freehold property is given
• where trees are present that might be the here:
subject of such orders, the existence and extent
I have been told by [source of information] that
of any Tree Preservation Orders the property is freehold. You should ask your
• environmental matters, which may include legal advisers to confirm this and explain the
enquires as to: implications.

If the surveyor has cause to suspect the property Examples might include:
is not a freehold and this later turns out to be the
case, it should be advised that this may have • flying freeholds or submerged freeholds
an impact on the survey and the matter may be • evidence of multiple occupation, tenancies or
referred back to the surveyor. holiday lettings
• signs of possible trespass
Leasehold
• evidence that suggests possible rights of way
The LPA document is an integral part of the report
for all leasehold properties and is to be attached to • arrangements in respect of private services
any report for such properties. The only exception • adoption status of all abutting roads/footpaths
to this rule is that of leasehold houses (see Part A, • where private access roads or footways are
section 4.9). present, the status of the rights of way and all
maintenance/repairing liabilities
Leasehold: sample paragraph (for all except
• availability and status of all service connections:
houses)
Sample wording that can be used for all leasehold – rights of light
properties (except leasehold houses) is given here: – restrictions to occupation
I have been told by [source of information] – tenancies/vacant possession
that the property is leasehold [details]. Your – roads, drives and footpaths (unadopted or
attention is drawn to the attached Leasehold shared access)
properties advice (LPA) document. You are
advised to ask your legal advisers to supply – drains/sewers liability
the information set out in this document. – easement, servitudes or wayleaves
This may have an impact on the survey and, if so, – shared drainage
the matter may be referred back to the surveyor. – water
– leisure facilities
Leasehold house: sample paragraph
• ownership of, and responsibility for, maintaining
Sample wording for leasehold houses is given here:
property boundaries.
I have been told by [source of information]
Boundary matters might include:
that the property is leasehold [details]. The
Leasehold properties advice (LPA) document is • evidence of poorly defined site boundaries
not attached because, in this case, the lease • repairs of party walls, or party wall agreement in
is not likely to be common to other building
accordance with the Party Wall etc. Act 1996
owners. It may therefore not involve the usual
complications of management companies, • any known proposed works, extensions or
service charges, etc. Your legal advisers should repairs to the property
be asked to check this assumption. If this is • works in progress on adjacent land
the case, they should also be asked to confirm
the level of rent and the unexpired term of the • the need for the legal advisers to establish the
lease, and that the lease contains no unusual existence of any party wall agreements and/or
or troublesome terms. You may also wish them schedules of condition and, where appropriate,
to investigate the possibility of purchasing the referring back to the surveyor
freehold (which might be complicated). • parking permits
• status of any known planning permission for
Commonhold: sample paragraph
major local development
Sample wording for commonhold properties is
given here: • Green Deal measures, Feed-In Tariffs or roof
leases.
I have been told by [source of information]
that the property is commonhold [details]. You Other matters may also be used to cover any
should ask your legal advisers to confirm this matter that does not sit comfortably anywhere else
and explain the implications. in the report.

I
13
Issues for your legal advisers
We do not act as the legal adviser and will not comment on any legal documents. However,
if during the inspection we identify issues that your legal advisers may need to investigate
further, these will be listed and explained in this section (for example, check whether there is a
warranty covering replacement windows). You should show your legal advisers this section of
the report.
I1
Regulations
I2
Guarantees
I3
Other matters
Property address
Building Survey

J Risks Typical issues include:
• radon
The purpose of section J is to summarise defects • flooding
and issues that present a risk to the building or
• mining
the grounds, or a present a particular safety risk to
people. • invasive species, e.g. Japanese knotweed
(cross refer to section H)
Risks may include the defects that have caused
• trees
them, or hazards reported elsewhere the report.
They also might be issues that may have existed • electromagnetic fields.
for a long time and cannot reasonably be changed
but still may present a safety risk. J3 Risks to people
This section focuses on those hazards that pose a
The method of reporting under each heading will
direct threat to the users of the dwelling. The risk
typically be:
is clearly identifiable and not too remote. Typical
• originating element/issue examples include:
• title of defect/risk/hazard
• asbestos
• very brief description of the problem (maximum
• vermin (birds droppings, rats, waste, etc.)
one line).
• lack of emergency escape
The checklists provided here give examples of
• inadequate fire precautions
issues to consider under each heading.
• absence of safety glass
J1 Risks to the building • falls from height
Defects should be identified, described, condition • loose slates
rated, reported in the appropriate sections in E, F • lead water pipes (cross refer to section G)
and G, and emphasised here as a cross-referenced
• lack of safety rails, steep stairs
headline. Typical categories are:
• gas leaks
• structural movement • carbon monoxide poisoning
• dampness • dangerous electrics
• timber defects.
• unsafe parts of building
Other defects that are present in certain properties • absence of test certificates for services/
may include: appliances/water supply
• mundic • inappropriate use of accommodation (e.g.

non-conforming roof space conversion,
• non-traditional construction.
bedrooms in damp basements)
J2 Risks to the grounds • overhead power lines (EMFs)

• high radon levels
This section includes risks to property and people
that are associated with the ground beneath the • serious and significant tripping hazards
property. In the case of contamination or landfill, • unprotected garden ponds.
there is a general assumption that there are no
hazardous or damaging materials, that there is J4 Other risks or hazards
no contamination in or from the ground and that
This section is used to cover risks or hazards that
the ground has not been landfilled. The surveyor
may have an impact on the property, but do not sit
only reports if he or she observes, has reason
within other sections. Some examples are:
to suspect or otherwise becomes aware of any
contamination. • location beneath a flight path
Where appropriate hazards are identified, they • impact of planning proposal
should be described here. • proximity to source of intrusive noise or smell.

J
14
Risks
This section summarises defects and issues that present a risk to the building or grounds, or
a safety risk to people. These may have been reported and condition rated against more than
one part of the property or may be of a more general nature, having existed for some time and
which cannot be reasonably changed.
J1
Risks to the building
J2
Risks to the grounds
J3
Risks to people
J4
Other risks or hazards
Property address
Building Survey

K Energy efficiency • K2 Heating: determines the nature of the
heating system and heating controls, as well as
the level of fabric insulation
The purpose of this section is to draw together the
following topics: • K3 Lighting: considers the nature of natural
and artificial lighting and, where appropriate,
• level of fabric insulation advises on the use of energy efficient bulbs
• nature of the heating system
• K4 Ventilation: describes provision and nature
• type of ventilation system of ventilation throughout the building
• condition related matters that may affect the • K5 General: comments on any Green Deal
overall level of energy efficiency (e.g. dampness, measures, Feed-In Tariffs or roof leases
mould growth and other related issues). (cross reference to section I Issues for legal
The surveyor also visually inspects the property advisers).
and looks at the EPC to draw together the following Under each heading, the surveyor must consider
topic: condition related matters that may affect the overall
• K1 Insulation: describes the thermal shell of level of energy efficiency or performance of the
the building including external walls, windows, building (e.g. dampness, mould growth and other
roofs, exposed floors and ground floors, taking related issues).
into consideration the layout, location and
The surveyor also provides advice on practical
orientation of the property and any porches or
methods of:
external lobbies, as well as the level of fabric
insulation • improving energy efficiency, including any
• takes into consideration any retrofitted technical or lifestyle measures to reduce any
insulation installed, cross referencing this associated risk of problems
to guarantees/British standards present (e.g. • upgrading insulation and reducing any
the Cavity Insulation Guarantee Agency). associated risk of condensation.

K
15
Energy efficiency
This section describes energy related matters for the property as a whole. It takes account of a
broad range of energy related features and issues already identified in the previous sections of
this report, and discusses how they may be affected by the condition of the property.
This is not a formal energy assessment of the building but part of the report that will help you
get a broader view of this topic. Although this may use information obtained from an available
EPC, it does not check the certificate’s validity or accuracy.
K1
Insulation
K2
Heating
K3
Lighting
K4
Ventilation
K5
General
Property address
Building Survey

The surveyor must complete all boxes and sign the

declaration in the signature box.

L
16
Surveyor’s declaration
“I confirm that I have inspected the property and prepared this report.”
Signature
Surveyor’s RICS number Qualifications
For and on behalf of
Company
Address
Town County
Postcode Phone number
Website Fax number
Email
Property address
Date this report
Client’s name
was produced
RICS Disclaimers
1. T
his report has been prepared by a surveyor (‘the Employee’) on behalf of a firm or company of surveyors (‘the
Employer’). The statements and opinions expressed in this report are expressed on behalf of the Employer, who
accepts full responsibility for these.
ithout prejudice and separately to the above, the Employee will have no personal liability in respect of any
W
statements and opinions contained in this report, which shall at all times remain the sole responsibility of the
Employer to the exclusion of the Employee.
I n the case of sole practitioners, the surveyor may produce the report in his or her own name unless the surveyor
operates as a sole trader limited liability company.
o the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract
T
Terms Act 1977 it does not apply to death or personal injury resulting from negligence.
2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and is available only
to parties who have signed a licence agreement with RICS.
ICS gives no representations or warranties, express or implied, and no responsibility or liability is accepted for
R
the accuracy or completeness of the information inserted in the document or any other written or oral information
given to any interested party or its advisers. Any such liability is expressly disclaimed.
! Please read the ‘Description of the RICS Building Survey Service’ (at the end of this report) for details of what is, and is not, inspected.
Property address
Building Survey

17
What to do now
If you are a prospective or current home owner who has chosen an RICS Home Survey you
should carefully consider the findings, condition ratings and risks stated in the report.
Getting quotations
You should obtain reports and at least two quotations for all the repairs and further
investigations that the surveyor has identified. These should come from experienced
contractors who are properly insured. You should also:
• ask them for references from people they have worked for;
• describe in writing exactly what you will want them to do; and
• get the contractors to put the quotations in writing.
organisations (for example, electricians, gas engineers or plumbers). Some work
may also need you to get Building Regulations permission or planning permission from your
local authority. Your surveyor may be able to help.
part of a defect or does not have the specialist knowledge to assess part of the property fully,
the surveyor may have recommended that further investigations should be carried out (for
example, by structural engineers or arboriculturists) to discover the true extent of the problem.
Who you should use for these further investigations

Specialists belonging to different types of organisation will be able to do this. For example,
qualified electricians can belong to five different government-approved schemes. If you want
further advice, please contact your surveyor.

This will depend on the type of problem, but to do this properly, parts of the home may have
to be disturbed. If you are a prospective purchaser, you should discuss this matter with the
current owner. In some cases, the cost of investigation may be high.
This guidance does not claim to provide legal advice. You should consult your legal advisers
before entering into any binding contract or purchase.

18
The service Flats

The RICS Building Survey Service includes: When inspecting flats, the surveyor assesses the general condition
of outside surfaces of the building, as well as its access and
• thorough inspection of the property (see ‘The inspection’); and
a communal areas (for example, shared hallways and staircases)
• a detailed report based on the inspection (see ‘The report’). and roof spaces, but only if they are accessible from within the
The surveyor who provides the RICS Building Survey Service property or communal areas. The surveyor also inspects (within
aims to: the identifiable boundary of the flat) drains, lifts, fire alarms and
• elp you make a reasoned and informed decision when
h security systems, although the surveyor does not carry out any
purchasing the property, or when planning for repairs, specialist tests other than through their normal operation in
maintenance or upgrading the property; everyday use.
• describe the identifiable risk of potential or hidden defects; Dangerous materials, contamination and environmental issues
• where practicable and agreed, provide an estimate of costs for
identified repairs; and The surveyor makes enquiries about contamination or other
• make recommendations as to any further actions or advice environmental dangers. If the surveyor suspects a problem, he or
which need to be obtained before committing to purchase. she recommends further investigation.
Any extra services provided that are not covered by the terms and The surveyor may assume that no harmful or dangerous materials
conditions of this report must be covered by a separate contract. have been used in the construction, and does not have a duty to
justify making this assumption. However, if the inspection shows
that these materials have been used, the surveyor must report this
The inspection and ask for further instructions.
The surveyor carefully and thoroughly inspects the inside and The surveyor does not carry out an asbestos inspection and does
outside of the main building and all permanent outbuildings, not act as an asbestos inspector when inspecting properties that
recording the construction and defects (both major and minor) that may fall within the Control of Asbestos Regulations 2012. With
are evident. This inspection is intended to cover as much of the flats, the surveyor assumes that there is a ‘dutyholder’ (as defined
property as physically accessible. Where this is not possible an in the regulations), and that in place are an asbestos register and
explanation is provided in the ‘Limitations to inspection’ box in the an effective management plan which does not present a significant
relevant sections of the report. risk to health or need any immediate payment. The surveyor does
The surveyor does not force or open up the fabric without owner not consult the dutyholder.
consent, or if there is a risk of causing personal injury or damage.
This includes taking up fitted carpets, fitted floor coverings or The report
floorboards, moving heavy furniture, removing the contents of
cupboards, roof spaces, etc., removing secured panels and/or The surveyor produces a report of the results of inspection for
hatches or undoing electrical fittings. The under-floor areas are you to use, but cannot accept any liability if it is used by anyone
inspected where there is safe access. else. If you decide not to act on the advice in the report, you do
this at your own risk. The report is aimed at providing you with a
If necessary, the surveyor carries out parts of the inspection when detailed understanding of the condition of the property to allow you
standing at ground level from adjoining public property where to make an informed decision on serious or urgent repairs, and on
accessible. This means the extent of the inspection will depend on maintenance of a wide range of issues reported. Purely cosmetic
a range of individual circumstances at the time of inspection, and and minor maintenance defects that have no effect on performance
the surveyor judges each case on an individual basis. might not be reported. The report is not a warranty.
The surveyor uses equipment such as a damp-meter, binoculars The report is in a standard format and includes the
and a torch, and uses a ladder for flat roofs and for hatches no following sections.
more than 3m above level ground (outside) or floor surfaces
(inside) if it is safe to do so. A Introduction to the report
The surveyor also carries out a desk-top study and makes oral C Overall assessment and summary of
enquiries for information about matters affecting the property. the condition ratings
Services to the property E Outside the property
Services are generally hidden within the construction of the G Services
property. This means that only the visible parts of the available H Grounds (including shared areas for flats)
services can be inspected, and the surveyor does not carry I Issues for your legal advisers
out specialist tests other than through their normal operation in J Risks
everyday use. The visual inspection cannot assess the efficiency K Energy efficiency
or safety of electrical, gas or other energy sources; the plumbing, L Surveyor’s declaration
heating or drainage installations (or whether they meet current What to do now
regulations); or the internal condition of any chimney, boiler or Description of the RICS Building Survey Service
other flue. Intermittent faults of services may not be apparent on Typical house diagram
the day of inspection.
Condition ratings
Outside the property The surveyor gives condition ratings to the main parts (the
The surveyor inspects the condition of boundary walls, fences, ‘elements’) of the main building, garage and some outside
permanent outbuildings and areas in common (shared) use. To elements. The condition ratings are described as follows:
inspect these areas, the surveyor walks around the grounds and Condition rating 3 – defects that are serious and/or need to
any neighbouring public property where access can be obtained. be repaired, replaced or investigated urgently.
Where there are restrictions to access, these are reported and
advice is given on any potential underlying risks that may require Condition rating 2 – defects that need repairing or replacing
further investigation. but are not considered to be either serious or urgent. The
property must be maintained in the normal way.
Buildings with swimming pools and sports facilities are treated
as permanent outbuildings and therefore are inspected, but the Condition rating 1 – no repair is currently needed. The
surveyor does not report on the leisure facilities, such as the pool property must be maintained in the normal way.
itself and its equipment internally and externally, landscaping NI – not inspected.
and other facilities (for example, tennis courts and temporary Continued...
outbuildings).
Building Survey

19
Description (continued)
The surveyor notes in the report if it was not possible to check any Standard terms of engagement
parts of the property that the inspection would normally cover. If the
surveyor is concerned about these parts, the report tells you about 1 The service – the surveyor provides only the standard RICS
any further investigations that are needed. Building Survey Service (‘the service’) described here, unless
The surveyor may report on the cost of any work to put right you and the surveyor agree in writing before the inspection that
defects (where agreed), but does not make recommendations on the surveyor will provide extra services. Any extra service will
how these repairs should be carried out. However, there is general require separate terms of engagement to be entered into with
advice in the ‘What to do now’ section at the end of the report. the surveyor. Examples of extra services include:
• plan drawing;
• schedules of works;
Energy
• re-inspection;
The surveyor has not prepared the Energy Performance Certificate • detailed specific issue reports;
(EPC) as part of the RICS Building Survey Service for the property. • market valuation and re-instatement cost; and
If the surveyor has seen the current EPC, he or she will provide • negotiation.
the Energy Efficiency Rating in this report, but will not check the
rating and so cannot comment on its accuracy. Where possible and 2 The surveyor – the service is to be provided by an
appropriate, the surveyor will include additional commentary on AssocRICS, MRICS or FRICS member of the Royal Institution
energy related matters for the property as a whole in the K Energy of Chartered Surveyors, who has the skills, knowledge and
efficiency section of the report, but this is not a formal energy experience to survey and report on the property.
assessment of the building.
3 Before the inspection – this period forms an important part
of the relationship between you and the surveyor. The surveyor
Issues for legal advisers will use reasonable endeavours to contact you regarding your
The surveyor does not act as ‘the legal adviser’ and does not particular concerns about the property and explain (where
comment on any legal documents. If, during the inspection, the necessary) the extent and/or limitations of the inspection
surveyor identifies issues that your legal advisers may need to and report. The surveyor also carries out a desk-top study to
investigate further, the surveyor may refer to these in the report (for understand the property better
example, check whether there is a warranty covering replacement
windows). 4 Terms of payment – you agree to pay the surveyor’s fee and
any other charges agreed in writing.
The report has been prepared by a surveyor (‘the Employee’) on
behalf of a firm or company of surveyors (‘the Employer’). The
5 Cancelling this contract – you are entitled to cancel this
statements and opinions expressed in the report are expressed on
contract by giving notice to the surveyor’s office at any time
behalf of the Employer, who accepts full responsibility for these.
before the day of the inspection. The surveyor does not provide
Without prejudice and separately to the above, the Employee will the service (and reports this to you as soon as possible) if, after
have no personal liability in respect of any statements and opinions arriving at the property, the surveyor decides that:
contained in this report, which shall at all times remain the sole
(a) he or she lacks enough specialist knowledge of the
responsibility of the Employer to the exclusion of the Employee.
method of construction used to build the property; or
In the case of sole practitioners, the surveyor may produce the
(b) it would be in your best interests to have an RICS
report in his or her own name unless the surveyor operates as a
HomeBuyer Report or an RICS Condition Report, rather
sole trader limited liability company.
than the RICS Building Survey.
To the extent that any part of this notification is a restriction of
I f you cancel this contract, the surveyor will refund any money
liability within the meaning of the Unfair Contract Terms Act 1977 it
you have paid for the service, except for any reasonable
does not apply to death or personal injury resulting
expenses. If the surveyor cancels this contract, he or she will
from negligence.
explain the reason to you.
If the property is leasehold, the surveyor gives you general
advice and details of questions you should ask your legal 6 Liability – the report is provided for your use, and the surveyor
advisers. This general advice is given in the ‘Leasehold cannot accept responsibility if it is used, or relied upon, by
properties advice’ document. anyone else.
Risks Complaints handling procedure

This section summarises defects and issues that present a risk to The surveyor will have an RICS-compliant complaints handling
the building or grounds, or a safety risk to people. These may have procedure and will give you a copy if you ask.
been reported and condition rated against more than one part of
the property or may be of a more general nature, having existed for Note: These terms form part of the contract between you and
some time and which cannot reasonably be changed. the surveyor.
Building Survey

20
This diagram illustrates where you may find some of the building elements referred to
in the report.
Pot
Valley Flashing Flaunching
Valley gutter
Ridge tile Roofing felt
Verge Ceiling joist
Rafter Purlin
Hip roof Gutter
Hip tile
Fascia
Gable end wall
Soffit
Eaves
Roof truss
Barge board
Parapet
Flat roof Soil-and-vent pipe
Damp-proof
course (DPC)
Downpipe
Surface water drain

to soakaway Damp-proof
Floor joists membrane (DPM)
Airbrick
Gulley Inspection chamber
Soakaway
Foul drain
Foundation
Solid wall Cavity wall
Property address
Building Survey

Part D: Appendices
The following appendices include useful aides-memoires for surveyors. Appendix E also details the terms of
the RICS Building Survey Service Copyright Licence Scheme. Any surveyor providing this service must hold a
current copyright licence.
The appendices are:
Appendix A: Definitions of the RICS Building Survey Service key terms

Appendix B: The RICS Building Survey Service – checklist of professional obligations
Appendix C: Relevant RICS guidance sources
Appendix D: The contract – checklist for each commission
Appendix E: The RICS Building Survey Service Copyright Licence Scheme

Appendix A: Definitions of the
RICS Building Survey Service key terms
Accessible Normal maintenance
Those parts of the property that are visible and Work of a recurring nature that certain building
readily available for inspection from ground and elements routinely require in order to preserve their
floor levels on the basis of an invasive inspection integrity and functionality.
where possible, without risk of causing damage to
Report
the property or injury to the surveyor (see DBS), or
from a surveyor’s ladder to a height of 3m above The RICS Building Survey, a standard format report
ground level or a firm level and safe surface. form in which the surveyor provides a detailed
assessment and applies condition ratings to
Condition ratings elements of the property. It focuses on matters
An assessment of the condition of elements of which, in the opinion of the surveyor, need repair,
the building, the services and any garages or replacement and/or maintenance (see the DBS).
permanent outbuildings, and can be any of the Service
following:
The BSS, which is specifically designed for clients
• Condition rating 3 – defects that are serious seeking an impartial, detailed assessment of
and/or need to be repaired, replaced or the property. The property is therefore condition
investigated urgently. reported in the level of detail and style necessary
to provide a balanced and informed, though
• Condition rating 2 – defects that need jargon-free, opinion within the scope of the DBS
repairing or replacing but are not considered to and as agreed with the client. As a result, the
be either serious or urgent. The property must report is necessarily more comprehensive and the
be maintained in the normal way. inspection more extensive than that for the
• Condition rating 1 – no repair is currently RICS HomeBuyer or Condition Report Service.
needed. The property must be maintained in the
Serious defects
normal way.
Those defects which compromise the structural
• NI – not inspected. integrity of the property and/or impair the intended
Contract letter function of the building element.
A written statement to the client, which the Urgent defects
surveyor must produce, specifying all the
necessary facts and conditions (see Part A, Defects which, if not repaired/remedied
immediately, will cause structural failure or serious
section 3, and Appendix D).
defects in other building elements and/or present a
Extra services safety threat.
Information and/or advice that is outside the scope Always use Always avoid
of the standard service, which can of course be the property the subject property
provided, but requires a separate contract (see the
legal advisers conveyancer/lawyer/solicitor
DBS and Part A, section 2.5).
serious and urgent defects significant or urgent matters
Inspection
An examination of those parts of the property
which are accessible (see the DBS). (‘Accessible’
is defined earlier in this appendix. See also Part A,
section 2.4.)

Appendix B: The RICS Building Survey Service
– checklist of professional obligations
Acronyms Full title Acronyms Full title

BSS RICS Building Survey Service PN RICS Building Survey practice note
DBS Description of RICS Building Survey Service STE standard terms of engagement
HSIS RICS Home Surveys Information Sheet
Elements of the PN are listed in alphabetical order, and the PN references apply to the subsections in Part A.
Element Description PN ref

Application No departure from this mandatory PN is permitted. It is mandatory to use specified 2.2
forms, without variation.
Attachments to the Items in 3.1 are to be provided before sending, or included with, the contract letter. The 3.3
contract letter client’s instructions to proceed is also a necessary attachment.
Before making a legal Before accepting commission and giving legal commitment to provide the service, it is 3.1
contract essential that the surveyor immediately gives the client the HSIS (or equivalent), DBS
and STE, and a list of any particular types of property the surveyor is not prepared to
undertake.
Care and diligence The surveyor must comply with the relevant PN, DBS and STE when fulfilling every BSR 1.2
commission. The surveyor must make a decision on whether or not to include particular
items in the report and which are to be condition rated.
Client’s further If the client wants an extra service and/or advice outside the DBS, a separate contract is 3.4
requirements mandatory.
Client’s understanding The surveyor must assist the client in making the appropriate choice, based on a clear 1.6
of the contract understanding of key elements of the building survey.
Competence and The DBS demands an adequate level of competence in surveying the types of property 1.3/1.4
sufficient knowledge for which service is suitable. The surveyor must also have sufficient knowledge of the
area in which particular property is situated.
Contract letter The surveyor must produce a written statement to the client specifying all necessary 3.2
facts and other required conditions not specified in the STE.
Extra services Extra services, outside the scope of the BSS, must be provided only as a completely 2.5
separate service for which a separate contract is essential. They can be additional
modules developed by RICS.
Focus and scope of Service priorities are assessing the general condition of property, expressed in terms of 2.4
the inspection condition ratings. Surveyor must not report defects outside the specifications in the DBS.
Further investigations The client is to be advised of further investigations only where the surveyor feels 4.7
necessary conclusions cannot be reached with reasonable confidence.
Obligatory copyright Service name, format and content must only be used by an AssocRICS, MRICS or FRICS 1.7
licence member of RICS, who must also hold a current BSS copyright licence.
Type of property The BSS is suitable for all residential properties. Although there is no restriction on the 2.3
type of property, in accepting an instruction the surveyor must ensure that he or she has
particular technical skills and experience relevant to the property.

Appendix C: Relevant RICS guidance sources
Part A, section 1.1, in the PN requires that Practice statements and notes are available as part
surveyors accepting instructions under the BSS of a subscription to isurv and can also be purchased
must fulfil such commissions in full compliance with from RICS.
all directly available material published by RICS. By
way of example this includes the following. Mandatory practice standards are the highest
category of technical information produced by
Practice statements and notes RICS. They are obligatory for all RICS members to
follow when providing a service covered by such a
Under RICS Bye-law 19(5) and Conduct Regulation 5
standard.
it is the duty of every member to comply with the
contents of RICS practice statements in the interest These are often collectively referred to as practice
of maintaining the highest professional standards. statements, though there are some other instances
of mandatory status standards which you will need
In addition, practice statements are relevant to
to be aware of.
professional competence in that each surveyor
should be up to date and should have informed him More information about RICS guidance relevant to
or herself of practice statements within a reasonable the RICS Building Survey Service can be found at
time of their promulgation. www.rics.org/homesurveys.

Appendix D: The contract – checklist for each
commission
Acronyms Full title ii) address of the property being

BSS RICS Building Survey Service
inspected
DBS Description of the RICS Building Survey iii) proposed charge for the service, plus
Service any exceptional charges to be incurred
HSIS RICS Home Surveys Information Sheet and terms of payment
LP Leasehold properties advice iv) need for revision of charges if, on
PN RICS Building Survey practice note arrival at the property, it is found
STE standard terms of engagement to differ substantially from client’s
description
v) disclaimer stating that the surveyor
1 Before preparing and submitting the contract to
will not report until the instructions to
the client:
proceed (prepared by the surveyor for
a) the surveyor needs to be satisfied that the the client) is signed and returned (see
BSS is appropriate: Part A, section 3.3)
i) for the client’s requirements b) any of the HSIS, DBS or STE documents
ii) for the property itself not already supplied and discussed
b) the surveyor must ensure that the client is c) the client’s instructions to proceed and
given full opportunity as soon as possible to the proposed dates for the inspection and
study the key standard documents (see submission of the report (see Part A,
Part A, section 3.1), which are: section 3.3)
i) HSIS, or the surveyor’s own equivalent d) arrangements for possible cancellation
leaflet (including provision for withdrawal if on
ii) DBS arrival at property, it is found to be beyond
surveyor’s capabilities, or that it would be in
iii) STE (within the DBS)
the client’s best interest to commission an
iv) where applicable, details of the types RICS HomeBuyer or Condition Report)
of properties for which the surveyor is
e) disclosure of any material involvement or
not prepared to provide the service.
conflicting interest, or a statement that none
2 The surveyor then composes the contract, exists
incorporating:
f) an agreement that the nature and source of
a) the contract letter on the surveyor’s any third-party information that the client
letterhead, including: has requested is to be relied on in the
i) client’s name and address report.

Appendix E: The RICS Building Survey
Service Copyright Licence Scheme
The RICS Building Survey Service (BSS) is a to potential clients: HSIS, DBS and STE (within
product developed and owned by RICS. Only the DBS).
AssocRICS, MRICS or FRICS members of RICS, in
compliance with this PN, may apply for a copyright For details of the copyright licence fees, please
licence to deliver the BSS. see the terms and conditions available online at
www.rics.org/homesurveys or contact Customer
Surveyors will, on request, be required to Services on +44 (0) 870 33 1600 (option 2), or via
provide copies of their format to RICS. For more email at licence@rics.org.
information on delivery options, please visit
www.rics.org/homesurveys. RICS recommends that reports should be
presented to the client in the official RICS Home
An individual, a firm or a company wishing to Surveys folder, which can be ordered via the
reproduce the BSS must purchase a copyright copyright licence application form or online at
licence, which authorises the licensee to reproduce www.rics.org.
the service material for use in England, Wales,
Northern Ireland, the Channel Islands and the Isle The copyright licence scheme is available
of Man. exclusively for RICS members. Anyone
delivering the DBS without a current
The material embraces the current report headings copyright licence would be in breach of
and descriptions, forms and documents provided RICS copyright.

rics.org
RICS HQ Advancing standards in land, property and construction.

Parliament Square
London SW1P 3AD RICS is the world’s leading qualification when it comes to
United Kingdom professional standards in land, property and construction.
Worldwide media
In a world where more and more people, governments, banks and
enquiries:
commercial organisations demand greater certainty of professional
e pressoffice@rics.org
standards and ethics, attaining RICS status is the recognised 1st edition, practice note
Contact Centre: mark of property professionalism.
e contactrics@rics.org
t +44 (0)870 333 1600 Over 100 000 property professionals working in the major established

f +44 (0)20 7334 3811 and emerging economies of the world have already recognised the
importance of securing RICS status by becoming members.
RICS is an independent professional body originally established
in the UK by Royal Charter. Since 1868, RICS has been committed
to setting and upholding the highest standards of excellence and
integrity – providing impartial, authoritative advice on key issues
affecting businesses and society.
RICS is a regulator of both its individual members and firms enabling
it to maintain the highest standards and providing the basis for
unparalleled client confidence in the sector.
RICS has a worldwide network. For further information simply contact
the relevant RICS office or our Contact Centre.
Europe Asia Americas

(excluding United Room 2203 One Grand Central Place
Kingdom and Ireland) Hopewell Centre 60 East 42nd Street
Rue Ducale 67 183 Queen’s Road East Suite 2810
1000 Brussels Wanchai New York 10165 – 2811
Belgium Hong Kong USA
t +32 2 733 10 19 t +852 2537 7117 t +1 212 847 7400
f +32 2 742 97 48 f +852 2537 2756 f +1 212 847 7401
ricseurope@rics.org ricsasia@rics.org ricsamericas@rics.org
United Kingdom Africa Ireland

Parliament Square PO Box 3400 38 Merrion Square
London SW1P 3AD Witkoppen 2068 Dublin 2
United Kingdom South Africa Ireland
t +44 (0)870 333 1600 t +27 11 467 2857 t +353 1 644 5500
f +44 (0)207 334 3811 f +27 86 514 0655 f +353 1 661 1797
contactrics@rics.org ricsafrica@rics.org ricsireland@rics.org
Oceania Middle East India

Suite 2, Level 16 Office G14, Block 3 48 & 49 Centrum Plaza
1 Castlereagh Street Knowledge Village Sector Road
Sydney, NSW 2000 Dubai Sector 53, Gurgaon – 122002
Australia United Arab Emirates India
t +61 2 9216 2333 t +971 4 375 3074 t +91 124 459 5400
f +61 2 9232 5591 f +971 4 427 2498 f +91 124 459 5402
info@rics.org.au ricsmenea@rics.org ricsindia@rics.org

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What is RICS and what services do they provide?

What is RICS and what services do they provide?

What is the purpose of the RICS Building Survey practice note?

What is the purpose of the RICS Building Survey practice note?

rics.

RICS HQ Advancing standards in land, property and construction.

RICS Building Survey

Europe Asia Americas

United Kingdom Africa Ireland

Oceania Middle East India

RICS practice note

RICS Building Survey practice note | iii

When an allegation of professional negligence is

In the opinion of RICS, a surveyor conforming fully

Those surveyors using the report forms must take

RICS Building Survey practice note | 1

Full title Short form Acronyms

2 | RICS Building Survey practice note

The DBS requires that the surveyor makes

RICS Building Survey practice note | 3

4 | RICS Building Survey practice note

1.6 Client’s understanding of the 2.1 UK countries

RICS Building Survey practice note | 5

6 | RICS Building Survey practice note

RICS Building Survey practice note | 7

8 | RICS Building Survey practice note

RICS Building Survey practice note | 9

10 | RICS Building Survey practice note

RICS Building Survey practice note | 11

12 | RICS Building Survey practice note

Figure 1: Example of reporting using sub-elements

The ridge tiles

Moss on the roof tiles

Ventilation to the roof space

RICS Building Survey practice note | 13

Issue Examples of where to report

14 | RICS Building Survey practice note

Penetrating damp E4 Main walls

RICS Building Survey practice note | 15

• give advice on relevant matters affecting the

16 | RICS Building Survey practice note

RICS Building Survey practice note | 17

Energy efficiency Getting quotations

C Summary of the condition ratings

Area of property (sq m)

2 Section of the report

E: Outside the property

F: Inside the property

18 | RICS Building Survey practice note

RICS Building Survey practice note | 19

RICS RICS RICS

Provides a reinstatement cost to help you avoid under or over-insurance.

Provides a market valuation.

Provides specific comments on energy efficiency.

For more information, visit www.rics.org/homesurveys

20 | RICS Building Survey practice note

The surveyor is responsible for carefully and • surveyors’ 3m ladder

RICS Building Survey practice note | 21

22 | RICS Building Survey practice note