Which RICS survey level is appropriate for the property I intend to buy?
Level 2
The mid-level survey inspection and report which can come with or without a valuation and reinstatement cost. Suitable for traditionally built properties constructed from the early 1900s that have been reasonably maintained. This level of survey is not suitable for Historic, unconventional or complex properties that have been altered and/ or neglected.
Level 3
The most detailed and in-depth visual survey inspection and report with advice provided on the most appropriate repairs. Suitable for older and or more complex buildings, those that have been neglected, those of non standard construction and those which may have been subject to significant alterations.
Your quote will follow a brief review of the property to determine likely complexity and to establish the level of detail that you require. We aim to ensure that a professional independent opinion is more accessible by providing a level of detail that is proportionate to the property you are purchasing.
How does the inspection and reporting
differ between a level 2 and 3?
Inspection Scope
Level 2
Level 3
Duration
Typically 2-4 hours.
Usually 4-6 hours.
Roof & Chimneys
Inspection typically undertaken from ground level, accessible windows, 3m ladders (where safe) and with a camera pole. We may use a drone where the view of the roof is otherwise restricted
In addition to the techniques used for a level 2 inspection, drone technology will be used wherever possible.
Main Walls
In addition to the level 2 inspection, thermal imaging and a borescope may be used to improve the likelihood of identifying concealed defects and to allow for improved insight into the extent of a visible issue.
Visual assessment of construction, DPC type and position, surface defects, structural behaviour and check for evidence of internal dampness/timber decay (using a resistance meter)
Windows & Doors
Representative sample of accessible windows and doors operated where practicable
Attempt to operate all accessible windows and doors where practicable
Roof structure
Visual inspection of the roof structure from within the roof space where accessible via a loft hatch.
As per the level 2 but we may lift small corners of insulation to identify thickness, type, and underlying ceiling construction. lightweight possessions may be repositioned to improve inspection access
Floors
Visual inspection of floor surfaces where accessible. Sub-floor voids are not inspected unless easily accessible via a hatch.
Inverted inspection of floor and sub-floor areas where possible. Loose floorboards lifted (with permission) to inspect more thoroughly. A borescope may be used.
Services
As per level 2 but includes asking the occupier to operate systems, running taps, flushing WCs, testing a sample of lights or extractor fans, and observing drainage during use.
Visual inspection of accessible services and normal user controls. We will observe the apparent condition of installations such as the heating system, visible pipework, water tanks, electrical fittings, and drainage where accessible.
Report Scope
Level 3
Description of Construction
Level 2
A concise overview identifying the main form and materials of the property, intended to place condition issues in context. It is largely descriptive and focuses on readily identifiable construction elements without extensive technical analysis.
A more detailed and technical description of the construction, explaining not only what the building is made from, but also how the construction performs, its vulnerabilities, likely defects associated with the construction type
Defect Analysis
Identifies visible defects and considers possible cause and risks in a concise manner.
Provides a more detailed analysis of defects, including background to performance issues where appropriate, likely future performance, potential hidden defects, and building longevity. More technical and explanatory advice to support sympathetic repair decisions.
More detailed and comprehensive repair options discussed, tailored to the age and construction of the property. The advice is intended to help the client make informed decisions about remedial works and long-term property management. May include costings where agreed prior to inspection.
Photos
More extensive and detailed photographic records to support the deeper analysis of construction, defects, and repair issues. Photographs are more commonly used to illustrate defect causes, areas requiring repair, and technical observations forming part of the surveyor’s detailed advice.
Significant defects only
Repair Advice
Typically identifying where repairs are needed, maintainance priorities and recommending further investigation where appropriate.
Limitations?
Survey limitations are unavoidable. Every property is unique in plot configuration, internal configuration, immediate external environment and furnishings. However, we aim to limit the caveats by using modern technology where appropriate. Drones, thermal imaging and borescope cameras can provide an invaluable view of otherwise hidden defects in areas such as roof valleys, sub floor voids, roof voids and wall cavities.