How to read your RICS building survey report
Your building survey report has arrived. It is probably longer than you expected — often 40 to 80 pages for a thorough inspection — and it may contain more findings than you were anticipating. Before you react, it helps to understand how the report is structured, what the ratings mean, and how to identify which findings actually require your attention.
This guide walks you through a RICS survey report from start to finish.
How the report is structured
A RICS Level 2 Home Survey report follows a standardised format defined by the Royal Institution of Chartered Surveyors (RICS). It is divided into sections that correspond to the different elements of the property inspected. These typically include:
- The outside of the property — chimneys, roof coverings, rainwater goods, main walls, windows, external doors, and external decoration
- The inside of the property — roof structure, ceilings, walls and partitions, floors, fireplaces, and built-in fittings
- Services — electricity, gas and oil, water, heating, drainage
- The grounds — garages and outbuildings, boundary walls and fences, drainage inspection covers
- Issues for your legal advisers — matters relevant to your solicitor
- Risks — environmental and other matters the surveyor considers relevant
A RICS Level 3 Building Survey follows a similar structure but with greater depth of investigation and more detailed written analysis of each element.
Understanding the condition ratings
The most important thing to understand in a Level 2 survey report is the condition rating system. Each element is assigned a rating:
Condition rating 1 — no repair is currently needed. The element is performing satisfactorily. Routine maintenance is all that is required. This is the best outcome for any element.
Condition rating 2 — defects that need repairing or replacing but are not considered urgent or serious. This is the most common rating in any survey report. Most properties — even well-maintained ones — have a number of condition 2 items. A long list of condition 2 ratings does not mean you are buying a problem property. It means you are buying a property that, like all properties, requires ongoing maintenance.
Condition rating 3 — defects that are serious and/or need to be repaired, replaced, or investigated urgently. This is the rating that requires your immediate attention. A condition 3 means the surveyor has identified something significant enough to warrant action before or shortly after you move in. It may also mean further specialist investigation is recommended before you exchange contracts.
Not inspected (NI) — this rating is used where an element could not be inspected because it was inaccessible, covered, or outside the scope of the survey. The report will explain why the element was not inspected.
What to focus on first
When you receive your report, resist the urge to count the amber flags and assume the worst. Instead, work through the following:
Step 1 — read the executive summary. Most survey reports include a summary section at the beginning or end that pulls together the key findings. Start here to get an overview before reading the full report.
Step 2 — identify all condition 3 ratings. Go through the report and note every element that has been given a condition 3. These are your priority items.
Step 3 — read the condition 3 sections in full. For each condition 3 finding, read the surveyor's description carefully. What exactly is the defect? What is the likely cause? What is the recommended action? Is further specialist investigation recommended?
Step 4 — assess the condition 2 items in context. Once you have a clear picture of the condition 3 findings, review the condition 2 items. Some condition 2 items — particularly those relating to the roof, damp, or drainage — are worth taking seriously even if they are not rated condition 3. Others are routine maintenance items that require monitoring but no immediate action.
Step 5 — note any recommendations for specialist reports. If the surveyor recommends commissioning a structural engineer, CCTV drain survey, EICR, or specialist damp investigation, take these seriously. They indicate findings that cannot be fully assessed through visual inspection alone.
Common terms explained
Repointing — the process of renewing the mortar between bricks or stonework. Deteriorated pointing allows water into the wall. Repointing is routine maintenance on older properties and is not in itself a serious defect, though widespread failure can allow damp to penetrate.
Damp proof course (DPC) — a horizontal layer built into a wall to prevent rising damp. Original DPCs in older properties can fail or be bridged by raised ground levels or render. A failed DPC is a common finding but is usually remediable.
Flashings — the lead or other metal used to seal the junction between a roof covering and a wall, chimney, or dormer. Failed flashings are one of the most common routes for water ingress in older properties and should be attended to promptly.
Cold bridging — where a material with poor insulating properties creates a thermal bridge through an insulated element, often causing condensation and mould growth at that point. Common at lintels and around window frames in older properties.
Lintel — a structural beam spanning the opening above a door or window. Failing lintels cause cracking above openings. Steel lintels in cavity wall construction can corrode and expand, causing visible cracking in the outer leaf of brickwork.
Settlement vs subsidence — settlement refers to the gradual movement of a building as loads are transferred into the ground after construction, which is normal and usually stabilises over time. Subsidence refers to ongoing movement caused by the ground beneath the foundations giving way, which is more serious and requires specialist investigation.
What to do if the report raises concerns
If the report contains significant condition 3 findings or recommendations for specialist reports, your options are:
- Commission the recommended specialist reports before exchanging contracts
- Renegotiate the purchase price based on the cost of remediation
- Ask the seller to carry out specific repairs before completion
- In serious cases, withdraw from the purchase before exchange
Our guide on red flags on a building survey report covers the most significant findings in detail.
Can I discuss the report with my surveyor?
Yes — and you should. Altura Surveyors includes a post-report telephone consultation as standard. If anything in your report is unclear, call us on 01252 929125 and we will walk you through the findings and explain what they mean in practical terms.
Get a survey quote for your Hampshire property
If you are yet to commission a survey, get an instant, no-obligation quote at alturasurveyors.co.uk/quote or call us on 01252 929125, Monday to Friday, 9am to 5pm.
We carry out RICS Level 2 Home Surveys and RICS Level 3 Building Surveys across Hampshire, Surrey and Berkshire. Plain English reports delivered within 3 to 5 working days.
Altura Surveyors is an independent RICS-regulated building surveying practice serving Hampshire, Surrey and Berkshire.