survey level two: homebuyer report - survey rics home… · the property was occupied and furnished...

RICS Home Surveys

Survey level two:HomeBuyer report- Survey

Property address

Example House, London and Surrey

Client's name

Mr John Smith

Date of inspection

1st January 2020

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ContentsA Introduction to the reportB About the InspectionC Overall opinion and summary of the condition ratingsD About the propertyE Outside the propertyF Inside the propertyG ServicesH Grounds (including shared areas for flats)I Issues for your legal advisorsJ RisksK Surveyor’s declaration

What to do nowDescription of the RICS HomeBuyer (Survey) ServiceTypical house diagram

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 professionalstandards 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 theimportance 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 tosetting and upholding the highest standards of excellence and integrity – providing impartial, authoritative advice on key issues affectingbusinesses and society.

The RICS HomeBuyer Report is reproduced with the permission of the Royal Institution of Chartered Surveyors who owns the copyright.© 2016 RICS

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RICS HomeBuyer Report (Survey) 1

This HomeBuyer Report (Survey) is produced by an RICS surveyor who has written this report for you to use. Ifyou decide not to act on the advice in this report, you do this at your own risk.The HomeBuyer Report (Survey) aims to help you:

• make a reasoned and informed decision on whether to go ahead with buying the property• take account of any repairs or replacements the property needs; and• consider what further advice you should take before committing to purchase the property.

Any extra services we provide that are not covered by the terms and conditions of this report must be covered bya separate contract.If you want to complain about the service, please refer to the complaints handling procedure in the ‘Description ofthe RICS HomeBuyer (Survey) Service’ at the back of this report.

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2 RICS HomeBuyer Report (Survey)

A Introduction to the report

Date of the inspection Report reference number

Wednesday 1st January 2020 Example RICS HomeBuyer Report

Surveyor’s name

James Brook BA(Hons), MSc, MRICS

Surveyor’s RICS number

5608937

Company name

Novello Chartered Surveyors

Related party disclosure

We are not aware of any conflicts of interest relating to this instruction.

Full address and postcode of the property


Weather conditions when the inspection took place

The weather at the time of our inspection was cold and raining following a period of changeable weather.

The status of the property when the inspection took place

The property was occupied and furnished during our inspection. Most of the floors had fitted floor coveringswhich restricted our investigations.

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B About the inspection

We inspect the inside and outside of the main building and all permanent outbuildings, but we do not force or openup the fabric. We also inspect the parts of the electricity, gas/oil, water, heating and drainage services that can beseen, but we do not test them.To help describe the condition of the home, we give condition ratings to the main parts (the ‘elements’) of thebuilding, 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 1st and thenbriefly outline the condition of the other parts. The condition ratings are described as follows.The report covers matters that, in the surveyor’s opinion, need to be dealt with or may affect the value of theproperty.

3 Defects that are serious and/or need to be repaired, replaced or investigated urgently.

2 Defects that need repairing or replacing but are not considered to be either serious or urgent. Theproperty 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 only a visual inspection. This means that we do not take up carpets, floor coveringsor floorboards, move furniture or remove the contents of cupboards. Also, we do not remove secured panels orundo electrical fittings.We 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.We inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulationmaterial, stored goods or other contents). We examine floor surfaces and under-floor spaces so far as there is safeaccess to these (although we do not move or lift furniture, floor coverings or other contents). We are not able toassess the condition of the inside of any chimney, boiler or other flues.We note in our report if we are not able to check any parts of the property that the inspection would normally cover.If we are concerned about these parts, the report will tell you about any further investigations that are needed.We do not report on the cost of any work to put right defects or make recommendations on how these repairsshould be carried out. Some maintenance and repairs we suggest may be expensive.

! Please read the ‘Description of the RICS HomeBuyer Report Service’ (at the back of this report) for details of what is, and is not, inspected.

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B About the inspection (continued)

This section provides our overall opinion of the property, and summarises the condition ratings of the differentelements of the property.If an element is made up of a number of different parts (for example, a pitched roof to the main building and a flatroof to an extension), only the part in the worst condition is shown here.To make sure you get a balanced impression of the property, we strongly recommend that you read all sections ofthe report, in particular the ‘What to do now’ section.

Our overall opinion of the property

This property is considered to be a reasonable proposition provided that you are prepared to accept the cost andinconvenience of dealing with the various repair/ improvement works reported. These deficiencies are commonin properties of this age and type. Provided that the necessary works are carried out to a satisfactory standard, Isee no reason why there should be any special difficulty on resale in normal market conditions.

Section of the report Element number Element name

E: Outside the property E2E4

Roof coveringsMain walls

F: Inside the property F1 Roof structureF3 Walls and partitionsF4 FloorsF5 Fireplaces, chimney breast and fluesF7 Woodwork (for example, staircase and joinery)

G: Services G1G2G4

ElectricityGas/oilHeating

3

H: Grounds (part)


E: Outside the property E1E3E5E6

Chimney stacksRainwater pipes and guttersWindowsOutside doors (including patio doors)

F: Inside the property F2 CeilingsF8 Bathroom fittings

G: Services -

2

H: Grounds (part) -

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C Overall opinion and summary of thecondition ratings


E: Outside the property E8 Other joinery and finishes

F: Inside the property F6 Built-in fittings (built-in kitchen and otherfittings, not including appliances)

F9 Other

G: Services G3 Water

1

H: Grounds (part) H2 Other

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C Overall opinion and summary of thecondition ratings (continued)

Type of property

To avoid confusion all further reference throughout this report to left- or right-hand sides assumes the reader isstanding facing the front elevation of the subject property.

The property is a two storey mid-terraced house.

Approximate year the property was built

We believe the property was originally constructed between 1930-50.

Approximate year the property was extended

N/A

Approximate year the property was converted

N/A

Information relevant to flats and maisonettes

N/A

AccommodationFloor Living

roomsBed

roomsBath orshower

Separatetoilet Kitchen Utility

RoomConser-vatory Other Name of

other

LowerGround

Ground 1 1 1

First 3 1

Second

Third

Other

Roof Space

Construction

The property is of traditional construction, formed from rendered cavity brickwork beneath a pitched tiled roof.The internal floors are of timber construction.

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D About the Property

There is a single storey shower room to the rear of the property. This is formed from single skin brickwork,beneath a flat felt roof with solid floors.

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D About the Property (continued)

Gas

Electric

Water

Drainage

Gas

Electric Solid fuel Oil None

EnergyWe have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC, then we will presentthe ratings here. We have not checked these ratings and so cannot comment on their accuracy.We are advised that the property’s current energy performance, as recorded in the EPC, is:

Energy Efficiency Rating

D68

Environmental impact rating

D65

Mains serviceThe marked boxes show that the mains services are present.

Central heating

Other services or energy sources (including feed-in tariffs)

There are no other services.

Grounds

The property has the benefit of a front and rear garden.

The property benefits from a driveway to the front of the property.

The property does not have the benefit of any substantial outbuildings or garages.

Location

The property is in a residential sub-urban area, surrounded by similar residential properties.

Facilities

Local amenities including shops, restaurants, schools, and transport links are within reasonably proximity of thesubject property.

Local environment

The property is in an area that has shrinkable clay sub-soils that could affect the stability of foundations (seesection J1 Risks).

River flooding occurs when a river or stream is unable to take on water draining into it from surrounding land. The

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Photo - 1 Photo - 2

additional water causes the water to risk above its banks or retaining structures and subsequently flows onto theland. Sea flooding is due to the accumulation of water along the coast caused by rising sea water above normallevels. Coastal flooding can result from a combination of high tides, stormy weather conditions and tidal surgesin times of low atmospheric pressure.

The risk of flooding from rivers and seas is classified as medium.

For further information see the Gov.uk website: https://flood-warning-information.service.gov.uk/long-term-flood-risk/map

Surface water flooding results from overland flow before the runoff enters a watercourse or sewer. It is usuallythe result of high intensity rainfall but can occur with lower intensity rainfall when the land has a low permeabilityand/or is already saturated, frozen or developed. Surface water flooding is becoming a regular issue due to thehigh rate of developments creating large impermeable surfaces.

The risk of flooding from surface water is classified as high.

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1 2 3 NI

The building is served by a chimney stack located on the left hand side to the central ridge shared withthe neighbouring property. The chimney stack is formed from brickwork, surmounted by clay chimneypots with that flashings at the junction with the roof.

We noted that some of the chimney pots are open to the elements and this may result in water ingressand dampness during rainfall. The pots should be fitted with a ventilator cowl in the short term at theapproximate cost of £100 each plus access.

The lead flashings around the chimney stack and roof junction are slightly uneven and lifted and thesemay need to be re-fixed in the future.

Condition Rating 2- Repairs and improvements are required. You should instruct an appropriatelyqualified contractor to inspect and provide quotes for the necessary works. Further advice can be foundin the 'What to do now' section.

Otherwise, we noted that the stacks had some minor cracking and general weathering, but overallappeared in satisfactory condition given its age and exposed location to the elements. These areasshould be monitored going forward and maintained and repaired as required.

The hidden parts of the chimneys should be inspected when repairs or annual maintenance is carriedout. Any wants of repair noted should be carried out. As a matter of course you should monitor theinternal parts of the chimney breasts for any defects or signs or dampness.

Given the stacks’ age it is unlikely that they would have been constructed with a damp-proof course.As such these areas will be more prone to damp penetration. In the short term the areas should bemonitored for any dampness internally. In the longer term it is likely that some improvement works willbe required.

Given the location of the chimney pots and the cement flaunching (chimney pots bedding mortar) theywill be exposed to the elements. They should therefore be well maintained to prevent defects occurringto the stacks and flues.

2

The main roof is pitched from the central ridge with a covering of interlocking clay tiles. The roof to thesingle storey rear shower room is flat and covered with traditional mineralised felt.

The main roof coverings are old, slightly uneven in places and badly weathered, these are original.There is no lining internally to the roof to provide a secondary waterproof barrier and there is moistureon the underside of the tiles. As a result the roof timbers are damp and at risk of rot and decay. There isalso moss growth to the roof which should be cleared away to prevent blockages of the gutters.

3

Limitations to inspectionThere were no significant limitations to our inspection.

E1 Chimney stacks

E2 Roof coverings

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E Outside the property

The flat felt roof covering to the shower room is old, badly weathered and spit in areas. This wouldappear to be reaching the end of its life requiring replacement. The flashing at the junction of the felt roofand rear wall also appears to be old and inadequate and would likely have to be replaced alongside.

Condition Rating 3- Before proceeding any further you should instruct an appropriately qualifiedcontractor to inspect and provide quotes for the necessary works. Further advice can be found in the'What to do now' section. This is serious and a risk to the building. Please refer to our summary in sectionJ.

Bituminous felt roofs have much shorter life spans than traditional roofing materials, such as clay tiles orlead work, typically lasting between 10-15 years. Felt roofs can fail quickly especially if areas of damageare left unrepaired. Such roofs are deteriorated by UV light and as such normally have a layer of gravelprotection, this should be maintained to prolong the life of the roof. The roof should be monitored andrepaired as required. In the longer term it will be necessary to replace the roof covering.

The property has UPVC gutters and cast iron downpipes.

The cast-iron downpipes are old and slightly corroded and are prone to corrosion and leakages at theirjoints. They should be frequently monitored for any signs of deterioration. The backs of the gutters anddown-pipes are difficult to access when decorating, as a result these areas neglected and commonlyrusting although this can be difficult to see until they are removed. You may wish to consider replacingthe cast-iron with a UPVC system, which will require less maintenance in the future.

There is a leaking joints in the gutter above the front entrance door.

During the inspection we noted that there is some white staining to some of the joints to the guttersand downpipes, suggesting that these may leak. We suggest you observe the rainwater goods in actionwhen it rains next. Any areas which are seen to leak should be repaired in the short term.


The rainwater goods serve the vital task of transferring rainwater off the roof of the building and intothe drainage system. As such the rainwater goods take many thousands of litres of water each year.Overtime the joints and stop ends of the system can fail and leak. The gutters can also become blockedwith leaves and other debris causing them to overflow. Leaking and overflowing rainwater goods canresult in penetrating dampness. You should therefore monitor the gutters and downpipes during periodsof rain, any issues noted should be resolved as a matter of urgency.

We noted that the guttering on the rear of the building connects to the neighbouring rainwater goodssystem. Your solicitor should confirm that the subject property has sufficient rights for this. They shouldalso confirm your legal rights of access should a blockage occur.

2E3 Rainwater pipes and gutters

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E Outside the property (continued)

We suspect the main walls are formed from cavity brickwork. A cavity wall has two layers of brick, with agap in between. The gap can be anything from 20 to 100mm wide and therefore means that cavity wallstend to be much wider than a solid brick wall. The skins are tied connected with wall ties to prevent theskins moving independently. The outer skin is formed of rendered masonry and the inner skin is formedof brickwork. Given the property’s age the cavity is unlikely to have been insulated during construction.The external walls are smooth rendered.

We could see no signs of a damp-proof course to the main walls of the property. Given the age and typeof the property the walls are likely to contain a slate damp-proof course. This could not be confirmed.A damp-proof course acts as a waterproof membrane or barrier laid across the main walls during theproperty’s construction. This prevents water rising up through the walls by capillary action, which wouldotherwise result in internal dampness.

High damp meter readings were recorded throughout the ground floor possibly caused by the externalrender bridging the damp proof course and the hardstanding coverings to the garden resulting in watercollating at the base of the walls. We suggest that a PCA damp and timber specialist is instructed tocarry out further investigations of these areas and provides quotes for the necessary remedial works.

Further dampness was found internally around the window frames and it would appear moisture ispenetrating around the external frames.

The exterior cement render continues down to ground level without interruption. As such if it becomescracked and porous it would bridge the damp-proof course and this could be causing the internal damppenetration. The cement render should have a bell drip cut in just above the damp-proof course to divertrainwater away. We also note that the front drive slopes downwards to the base of the walls and theiris hard standing paving to the rear. The ground levels to the rear are also rather high and most of theair vents appear to be blocked over which will result in a limited amount of ventilation to the subfloortimbers. This could result in water collating at the base of the walls.

Condition Rating 3- Before proceeding any further you should instruct an appropriately qualified PCAdamp and timber specialist to inspect and provide quotes for the necessary works. Further advice canbe found in the 'What to do now' section. This is serious and a risk to the building. Please refer to oursummary in section J.

The single storey rear shower room are of single skin construction which has been dry-lined internally.Likely as this was previously just an external store or WC. The single skin walls may be cold andvulnerable to damp. This would not meet modern building regulation requirements.

The external render is slightly cracked (particularly on the front elevation) and has untidy patch repairsin areas and this may allow moisture penetration over time.

We note that a number of the neighbour properties have had cavity wall insulation retrospectivelyinstalled. We cannot confirm if the subject property has had these works.


3E4 Main walls

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The subject property has UPVC framed double-glazed casement windows.

We noted some slight condensation between the double-glazing panes to the front left hand sidebedroom. As the seals around the glazing age they can deteriorate allowing moisture to enter andcondensation to form given the right external conditions. Although there are some repairs such as drillingthe glazing and injecting warm air, these are only a short-term fix and the units will eventually needreplacing.


Otherwise, we noted some signs of wear and weathering to the windows, but they were generally seenas being in satisfactory working order.

Any windows replaced since April 2002 should have either been carried out either by a contractorregistered under the Government’s Competent Person Scheme (such as FENSA), or alternatively hadBuilding Regulation approval. Your solicitor should confirm these requirements have been satisfied.

The external seals around window frames and the frame joints will be a weak point for dampness topenetrate. These areas should be maintained in good order and condition to avoid this. Should younotice any cracking to the seals or defects to the joints, these should be repaired as a matter of urgencyto avoid penetrating damp.

The seals around the double glazing can deteriorate as the units age and this deterioration canresult in condensation forming between the double-glazed panes. The condensation may come andgo depending on the temperature and the weather, as such it may not have been visible during theinspection. If you do note any misting to the double glazing some remedial works may be possible but,eventually it will be necessary to replace the units.

With properties of this age it was fairly common for the brickwork above door and window openings to besupported by the substantial timber frames rather than a lintel. Replacement modern windows such asUPVC frames lack the structural integrity to support the above loading. As such either lintels should beinstalled over the openings or reinforced frames provided. Although we noted no distortion or crackingto the brickwork around the heads of the replacement windows, we are unable to confirm that sufficientlintels were installed when the replacement works took place.

2

The front entrance to is formed from a UPVC double glazed unit. The rear kitchen door is formed from aUPVC frame with a large double glazed panel.

The front entrance door is slightly weathered with some minor marking and cracking to the UPVC.


2

E5 Windows

E6 Outside doors (including patio doors)

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Otherwise, the doors are slightly weathered but serviceable condition.

Condition Rating 1- No repairs are currently needed. The property should be maintained in the normalway.

The seals between door frames and the surrounding masonry should be monitored and maintainedregularly. If the seals are damaged, they can allow water penetration.

The seals around double glazing can deteriorate as the glazing ages, and this can lead to moisture andcondensation forming between the glazing. As the condensation can come and go depending on thetemperature and weather it is not always apparent that the seals have failed. If misting is noted to theglazing it is possible to extend the life of the unit by having warm air injected, this is a short-term fix andultimately the glazing will require replacement.

There are no conservatories or porches to comment upon here.

The other joinery comprises of UPVC fascia boards and soffit boards.

The external joinery could only be inspected from the ground level, but it appears slightly weathered inparts, but overall in satisfactory condition.


Where the more recent UPVC joinery has been installed this may conceal the old timber joinery whichmight be rotten and decayed and you should be mindful of this risk.

1

There were no other areas to comment on under this section.

E7 Conservatory and porches

E8 Other joinery and finishes

E9 Other

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1 2 3 NI

Access to the main loft space is through a ceiling hatch in the landing. The roof structures are atraditionally formed carpenters roof comprising of rafters sloping down from a ridge board to form theroof pitch supported by purlins.

There were signs of moisture on the underside of the roof tiles. There is no lining to the roof to providea secondary waterproof barrier and as a result the timbers throughout the roof space were found to bedamp. Whilst there are no excessive signs of rot currently the roof timbers will be at risk of further damp,decay and rot if left.


The insulation within the loft space would not meet modern Building Regulations. Such Regulationssuggest a depth of at least 270mm of man-made mineral wool (mmmf) (or similar) insulation to providesufficient thermal efficiency. We suggest that the insulation be upgraded to modern standards.


3

We noted that the ceilings throughout the property are variously formed of the older lath and plaster typeand the more modern plasterboard ceilings. The ceilings are skimmed and painted.

We noted that the lath and plaster ceilings are rather vulnerable and are slightly cracked in places.The plaster was originally applied to the timber laths, however over time the bond between the plasterand lath can deteriorate and eventually the ceilings can collapse. The cracking is an indication of thebond between the lath and plaster breaking down. Such ceilings will be at risk from both moisture andvibration. The ceilings currently seem to be stable, however if they are damaged or altered, they maybecome unstable. It is likely that re-plastering will be required in the medium term and if you are planningany decorations it would be wise to carry these out simultaneously.

Condition Rating 2- Repairs and improvements are required. You should instruct an appropriately

2

Limitations to inspectionOur inspection was limited by the vendors’ stored items, personal effects and furniture spread throughout theproperty.

Given the vendors’ fitted floor coverings we were unable to inspect the floor structure and cannot comment onany hidden defects. It is outside the scope of our instructions to lift such fitted floor coverings as it is likely thatdamage would be caused and the condition in which the floor would be left might be hazardous. It is possiblethat there may be some hidden defects beneath the floor coverings, we would therefore advise that a PCA timberspecialist be asked to report on the condition of the timbers when the structures are next exposed.

F1 Roof structure

F2 Ceilings

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F Inside the property

qualified contractor to inspect and provide quotes for the necessary works. Further advice can be foundin the 'What to do now' section.

Otherwise, we found the ceilings and their finishes to be in generally satisfactory condition throughoutthe property. Some minor shrinkage cracking and wear was noted in areas but this is common and notthought to be serious.


Cracks in plastered ceilings are commonly caused by the general ageing of the material and lossof adhesion over time, normal shrinkage of the material and slight movement between sheets ofplasterboard. These cracks are not thought serious but will need localised repairs before they areredecorated.

The internal walls are constructed of solid masonry. The walls have variously been finished in plaster,paint and tiles.

We carried out random testing for dampness using a moisture meter. High levels of dampness werefound to the ground floor and around the first floor window opening . Rot can occur to the timbersin contact with these damp areas and we would therefore recommend that a PCA Damp and Timberspecialist inspects the area and provides quotes for the remedial works.


There is minor cracking to the older plaster finishes throughout the property and some of the plastersounded hollow when tapped which indicates it may be losing its key.


Otherwise, we spent some time inspecting the internal partitions, generally speaking these appear insatisfactory condition with no significant defects. As with all plastered finishes some minor cracking andminor defects were noted, but this is not serious. Some minor localised repairs will be necessary whenyou come to decorate.

Minor cracks in plaster commonly appear as a result of the general ageing of plaster and normalshrinkage over time, these cracks are not considered serious. The cracks should be cut out and filledprior to redecoration, but they are likely to reappear in due course.

Any matters concerning dampness or leaks should be dealt with immediately so as to prevent morecostly and damaging issues occurring. During your occupation if you note any indications of dampnessto the ceilings, walls or floors you should instruct a suitable contractor to carry out repairs immediately.

3F3 Walls and partitions

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F Inside the property (continued)

The ground and first floors are mainly of suspended timber construction. The shower room floors are ofsolid construction. The floors are variously covered with carpeted, tiled and timber floor coverings.

Given the vendors’ floor coverings we were unable to inspect the fitted floor structure and cannot confirmits construction or condition. It is outside the scope of our instructions to lift such floor coverings asit is likely that damage would be caused and the condition in which the floor would be left might behazardous. It is possible that there may be some hidden defects beneath the floor coverings, we wouldtherefore advise that a PCA timber specialist be asked to report on the condition of the timbers whenthe structures are next exposed.

We carried out testing for damp with a moisture meter and found areas of high damp to the groundfloor. As such the timbers in contact will be vulnerable to damp, decay and rot. These areas should beinspected by a PCA damp and Timber specialist.


We noted that the floors are not entirely level and move and creak underfoot, however this is fairlycommon with this age of property and type of construction.

We noted that the floor coverings throughout the property are slightly worn, but otherwise appeared insatisfactory condition.

We noted that there is some deflection under foot to some of the floors. This is not currently significantenough to require the cost and disruption of exposing and strengthening the floor joists. Even so youshould be careful not to overload such floors when the rooms are furnished.

We did not note any woodworm during our inspection. Given the type, age and location of the property itwould be unusual not to have been affected by woodworm at some point over the course of its life evenif this is now historic and inactive. Should active woodworm be noted, localised eradication treatmentsmay be required.

Although damp-proof membranes started to be incorporated into concrete floor slabs in the 1950’s andin some cases from the interwar period, it was not until the mid 1960’s that damp proof membranesin solid concrete floors became the norm. As the property predates this there is the risk of dampnessrising through the floor and into the surrounding walls. The floors should be monitored for any signs ofdampness, which if they occur may require expensive and disruptive remedial works to provide a newdamp-proof membrane.

3

There is a feature fireplace to the front living room however this has been covered over withplasterboard. It would appear that the chimney breast in the kitchen has been removed at some point inthe past. The chimney breast to the two main bedrooms have been sealed over.

Dampness and staining was noted to the chimney breast plaster in the front left-hand side bedroom and

3

F4 Floors

F5 Fireplaces, chimney breast and flues

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this indicates that there may be a problem with the chimney flue.


Where the chimney breast has been removed this leaves a significant weight of the remaining brickworkabove which should have been supported as part of the removal works. The removal of the chimneyshould have required Building Regulation approval. If the chimney was to the shared party wall theremoval of the chimney would have come under the Party Wall Act, requiring notices to be servedon the neighbour and potentially a Party Wall Entered into. Your solicitor should confirm that theserequirements for the works were obtained. We cannot confirm if this is adequately supported.

There are no air vents to the covered chimney breasts. Any unused flues or covered chimney breastsshould be adequately capped and vented to prevent rain penetration and a build up of condensationwithin the flue.


Short of testing the chimney flues there is no way to confirm their condition or working order. As theflue ages defects can occur and the lining’s condition decline. This can allow fumes from a lit fire topotentially renter the building higher up. All chimney flues you intend to use should be tested and if foundto be defective re-lined.

Prior to using the fireplace, the flue should be inspected and swept by a chimney sweep. Movingforward the flues should be swept annually. Any defects within the flues identified should be repairedimmediately.

All unused fireplaces or chimney breasts which have been covered over should be adequately ventilatedto ensure that condensation does not build up in the flues which may lead to internal dampness. Theexternal chimney pots should also be capped to prevent rainwater running down the chimney.

The kitchen fittings consist of laminated timber floor and wall mounted units with laminated timber worksurfaces.

The kitchen fittings are modern and in satisfactory condition throughout.

There is a poor mastic seal at the junction of the kitchen work surfaces. This should be replaced in theshort term.


Built-in fittings can conceal a variety of problems that are only revealed when they are removed for

1F6 Built-in fittings (built-in kitchen and other fittings, not including appliances)

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repair. For example, kitchen units often hide water and gas pipes, or obscure dampness to walls. Youshould plan for a higher level of maintenance with these older fittings.

The internal joinery comprises doors, stairs, skirting boards and architraves.

We suspect the internal doors are not fire-proof. We would advise that adequately fire resistant doorsare installed to all bedrooms, living room, kitchen and any doors leading onto the escape route.

There is no handrail to the stairs and one should be fitted here for safety purposes.

Condition Rating 3- Before proceeding any further you should instruct an appropriately qualifiedcontractor to inspect and provide quotes for the necessary works. Further advice can be found in the'What to do now' section. This is serious and a risk to persons. Please refer to our summary in sectionJ.

We noted that the internal joinery is slightly worn and scuffed, but generally in satisfactory order andcondition.

No visible signs of wood-boring insect infestation were found in the joinery timbers. Please refer to ouradvice under 'Timber Defects and Infestation' for further guidance.

The internal joinery may be marked and scarred when the vendor moves out and localised repairs maybe necessary.

3

There are a range of modern sanitary fittings to the bathroom and shower room.

There is no extraction fan to the bathroom and one should be fitted here to prevent condensation.

The seals around the bath and shower tray should be renewed to prevent leaks.

The wash-basin to the shower room is located beneath the boiler and is rather awkward and difficult toaccess. You may wish to consider re-configuring this.

Condition Rating 2- Repairs and improvements are required.

Otherwise, the bathroom fittings are slightly worn and basic but generally appear to be modern and insatisfactory condition.

The seals surrounding the fittings should be renewed regularly to prevent any leakages.

Whilst there were no signs of cracked grouting or seals, even the most microscopic cracks and holescan lead to water penetration behind and underneath the fittings which can cause rot and leaks. Theseareas should be monitored and any issues repaired immediately.

2

F7 Woodwork (for example, staircase and joinery)

F8 Bathroom fittings

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We did not note the presence of any asbestos containing materials or other hazardous or deleteriousmaterials during the course of our inspection. However, as these may be concealed in areas that it wasnot possible to inspect we cannot confirm 100% that none are present. You should inquire with thevendor if they are aware of any asbestos in the building.

Given the properties age it is likely that asbestos containing materials were used either in its constructionor else were subsequently retrofitted.

Asbestos was commonly found in textured coatings to walls and ceilings, vinyl floor tiles, insulationboard panelling found lining cupboard doors and boiler flue penetrations etc (occasionally used forboxing in pipes and other serves), asbestos cement for roofs and panelled walls of outbuildings(occasionally also used as dry lining within internal partitions), loose insulation and lagging to pipework.

Although there are exceptions, as long as most asbestos containing materials are in good unbrokencondition and they are not damaged or disturbed they would not be regarded as a high risk hazard.

Given our non-invasive inspection we are unable to confirm that there is no/no further/ asbestos presentto areas that were inaccessible or concealed, such as behind decorations or fittings.

If you are especially concerned regarding the presence of asbestos, we would recommend that youinstruct a qualified asbestos specialist to carry out a “Asbestos Management Survey” of the property.

Should you intend to carryout refurbishment or extension works, you should first have an “AsbestosRefurbishment and Demolition Survey” carried out on the affected areas so that your work force will notinadvertently disturb any asbestos containing material placing both themselves and your household atrisk.

You should be warned that the removal of asbestos materials especially if the works are licensable canbe very costly.

Asbestos is a term used to describe naturally occurring silicate minerals. The most common of which inthe UK are Chrysotile, Amosite and Crocidolite.

If damaged the fibres released are hazardous and a known risk to health. Inhalation of the fibres canlead to various lung conditions, including asbestosis and cancer.Asbestos was used widely used in the building industry between the end of the 19th Century up until1999. It was popular in building materials and products due its fire resistance, chemical resistance andtensile strength. It was also relatively cheap to produce. Damaging such materials may release harmfulfibres into the atmosphere which if inhaled are a health hazard.

Public recognition of the risks posed by asbestos containing materials in the 1970’s lead to the first banof Amosite and Crocidolite fibres in 1985. Chrysotile fibres were later banned in 1999.

1F9 Other

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G1 Electricity Safety warning: The Electrical Safety Council recommends that you should get a registeredelectrician to check the property and its electrical fittings and that a periodic inspection and testing is carried out atthe following times: for tenanted properties every 5 years or at each change of occupancy, whichever is sooner; atleast every 10 years for an owner-occupied home. All electrical installation work undertaken after 1 January 2005should have appropriate certification. For more advice contact the Electrical Safety Council. 1 2 3 NI

We found the electric meter and consumer unit (fuse box) in the living room cupboard. We noted theconsumer unit is fitted with Residual Current Devices (RCD's) and Minature Circuit Breakers (MCB's),these safeguard occupants should a fault occur with the system. There appears to be mains smokealarms installed.

From our visual inspection of the electrics we did not note any apparent defects or signs of defects.Although as we have not carried out any tests of the system, we cannot comment on its working order.

You are advised that the electricity supply companies recommend that domestic wiring is tested everyten years or on change of ownership, whichever is sooner.

We are not aware of a current test certificate, however the sticker indicates it was lasted this year.

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Services are generally hidden within the construction of the property. This means that we can only inspect thevisible parts of the available services, and we do not carry out specialist tests. The visual inspection cannot assessthe services to make sure they work efficiently and safely, or meet modern standards.

Limitations to inspectionWe have undertaken a visual inspection of the accessible services and have commented on any obvious defects,but as you will hopefully understand, we are not qualified electricians, gas engineers or drainage contractors andare therefore not qualified to test or comment in detail upon the services within the building. Elements such asthe wiring, plumbing and underground drainage are often hidden and therefore cannot be fully visually inspected.

We do however work closely with a number of electricians, gas engineers/plumbers, and drainage contractorsand are more than happy to help arrange tests. We would always recommend having these additional tests asfaulty wiring, leaking plumbing or blocked drains can often go unidentified resulting in costly repairs. An electricalsafety test typically costs £150-£300, a gas safety test approximately £75-£100 and a CCTV drainage surveyapproximately £200.

All service installations deteriorate with age and use. They should therefore be inspected and tested at regularintervals to check whether they are in a satisfactory condition for continued use.

You should ask the current owner for recent copies of any available test certificates. The electrics should betested every 10 years for an owner-occupied home, and every 5 years for a rented home, when the property isplanned to be let or when buying a new home which has been previously occupied.

All gas appliances in your property need to be safety checked by a Gas Safe registered engineer annually andserviced according to manufacturer’s instructions. Any appliance left unchecked could leave you at risk of carbonmonoxide poisoning. It’s also extremely advisable to have your gas pipework inspected at the same time ashaving a gas safety check. Having the gas services serviced annually is the law if you plan to let the property asa landlord.

We were not able to inspect the underground drainage system as the inspection chamber was sealed and infilled with paving and could not be lifted. As such we cannot comment upon the construction or condition of thedrainage system.

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G Services

This is a risk to person, refer to our summary in Section J. Condition Rating 3. In the absence of acurrent electrical test certificate, we would advise you to employ the services of a qualified electrician toinspect and test the wiring and to provide you with a report on its condition together with a quotation forany improvement works found necessary. Further advice can be found in the 'What to do now' section.

You should ask your solicitor to confirm that the electrical installation had Building Regulation approvaland sign-off (see section I). You should ask your legal advisers to confirm whether the electrical systemhas been tested or inspected recently and whether a valid certificate exists in this respect (see sectionI).

The smoke alarm system is likely to be your first warning in the event of a fire, it may just save your life.As such it should be carefully maintained and we would recommend the following; regularly checkingthat the green light is on; press the test button weekly to ensure it is in working order; at least monthlyclean the smoke alarm with a brush or hoover nosal to remove dust and cobwebs which may interferewith the system; and at least annual press the test button with the mains electrics off to ensure the back-up battery is operational.

G2 Gas/oil Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced by anappropriately qualified Gas Safe Engineer or Registered Heating Engineer and in line with the manufacturer’s instructions. For tenanted propertiesby law a 12 monthly gas safety check must be carried out on every gas appliance/flue. A gas safety check will make sure gas fittings and appliancesare safe to use. This is important to make sure that the equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning and toprevent 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.

The property has the benefit of a mains gas supply which serves the central heating boiler. The gasmeter is in the outside box.

From our visual inspection the gas system generally appeared in satisfactory order and condition. As wehave not tested the system, we cannot confirm its condition.

We are not aware of a current test certificate for the gas services.

This is a risk to person, refer to our summary in Section J. Condition Rating 3. In the absence of acurrent gas test certificate, we would advise you to instruct a Gas Safe registered engineer to test andreport on the gas installation prior to occupation. Further advice can be found in the 'What to do now'section.

You should instruct a Gas Safe Registered heating engineer to inspect the gas appliances and pipeworkand provide a Gas Safety Record. This should be done prior to exchange.

Moving forward the system should be inspected annually. Please be aware that if you intend to let theproperty you are legally responsible for the safety of your tenants. As such, you are required to ensurethat a Gas Safe Registered heating engineer carries out annual checks on all gas fittings and all gas-enabled appliances. Upon successful completion, it is important that you maintain the record for at least2 years so you can demonstrate your compliance with regulators and make the certificate available toall new tenants immediately or make it available to all existing tenants within 28 days.

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G Services (continued)

A mains water supply is provided to the property. Where accessible the pipework appeared to be inplastic and copper. We found the stopcock behind the kitchen cupboards. You should ensure that thestopcock should be kept accessible so that it can be accessed in the event of an emergency to cut thewater supply off.

From our visual inspection of the water supply and plumbing the systems appears satisfactory.


Lead pipes were commonly used in properties prior to 1970, around which point it was phased out.As such it is likely that the subject property would have either originally had lead pipes or lead pipesretrofitted. Exposure to lead can be harmful to our health, especially for unborn babies and youngchildren, so it’s important to keep lead levels in drinking water low. Lead can get into drinking waterthat it's been in contact with for an extended period, such as overnight. The longer water is in contactwith lead, the more lead is likely to be in it. We did not note the presence of any lead pipework duringour inspection. However, as there may be hidden lead pipes within the structure or behind fixtures andfittings or covered by stored items, we cannot confirm there is none present to these areas. You shouldconsider instructing the water company to test the water for lead content. If the test highlights a risk oflead, the lead pipework will need to be found and replaced.

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Heating is provided to the property by a Worcester combination boiler in the shower room. The heatingcomprises a traditionally pumped hot water system with radiators linked by copper pipes.

The heating system was on at the time of inspection and appeared to be functioning correctly. We havenot undertaken any tests of the system and cannot comment on its full working order.

We are not aware of a current test certificate for the heating system.

This is a risk to person, refer to our summary in Section J. Condition Rating 3. In the absence of acurrent gas test certificate, we would advise you to instruct a Gas Safe registered engineer to test andreport on the gas installation prior to occupation. Further advice can be found in the 'What to do now'section.

It can be difficult to confirm when the gas services and appliance were last checked and tested. GasSafety Regulations and most manufactures recommend that gas appliances are tested annual. Yoursolicitor should request a copy of the Gas Safety Record from the vendor. A Gas Safety Record is acertificate provided by Gas Safe Registered heating engineer to demonstrate the properties safety andcompliance with gas safety regulations. All gas-enabled appliances and all gas fittings must be checked.

If the vendor is unable to provide a copy of the Gas Safety Record or the record is over 12 months old,you should instruct a Gas Safe Registered heating engineer to inspect the gas appliances and pipeworkand provide a Gas Safety Record. This should be done prior to exchange.

Moving forward the system should be inspected annually. Please be aware that if you intend to let theproperty you are legally responsible for the safety of your tenants. As such, you are required to ensure

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G3 Water

G4 Heating

Property address




that a Gas Safe Registered heating engineer carries out annual checks on all gas fittings and all gas-enabled appliances. Upon successful completion, it is important that you maintain the record for at least2 years so you can demonstrate your compliance with regulators and make the certificate available toall new tenants immediately or make it available to all existing tenants within 28 days.

Hot water is provided direct by the boiler. Please refer to our comments under G4 Heating.

We were not able to inspect the underground drainage system as the inspection chamber was sealedand in filled with paving and could not be lifted. As such we cannot comment upon the construction orcondition of the drainage system.

Not Inspected.

The drains are no doubt rather old. Overtime pipes can crack, junctions fail, and blockages occur. Assuch it would be advisable to have a CCTV survey of the drains carried out by a drainage specialist, soyou are fully aware of the drains condition.

The soil vent pipe (main waste pipe) is located on rear elevation and is formed from plastic. The soil ventpipe appears slightly weathered but generally in satisfactory condition.

NI

There were no common services to comment upon.

G5 Water heating

G6 Drainage

G7 Common services

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1 2 3 NI

There are no garages to report upon.

We did not observe the presence of any Japanese Knotweed, Giant Hogweed or any other invasive orhazardous plants during our inspection. However we are not horticultural experts and cannot commentif there is are any such plants hidden within the garden.

We noted no invasive or hazardous plants to the neighbouring properties however our inspection ofthese areas was severely limited to what could be seen from the subject property.


The most commonly found non-native invasive plants include: Japanese knotweed, giant hogweed andHimalayan balsam. You are responsible for the plants on your property and must ensure that you controltheir spread according to legislation and avoid damage to neighbouring properties.

Japanese knotweed is an invasive and resilient weed. Its roots and rhizomes can grow to a depth of 2m.Even after herbicide treatment has “eradicated” the aerial and surface growth, the deep undergroundrhizomes can remain in a viable state and may do so for up to twenty years. It can re-emerge and re-grow on its own accord at any time and especially if the contaminated ground is disturbed. If knotweedis left to grow untreated for a number of years, it has the potential to cause damage to drains, paving,paths, driveways and poorly constructed boundary walls. For this reason, if Japanese knotweed isgrowing on your property, it should not be ignored.

When buying a property, the presence of any known Japanese knotweed should be stated by the currentowner in the responses to the TA6 form provided to your solicitor.

If Japanese knotweed or other invasive plants are found to be growing on the property or theneighbouring properties, this can cause issues in obtaining mortgage finance. The lender may insist thata management plan by a professional eradication company backed by a transferable guarantee is inplace. It is most common for this plan to be provided by the seller before the purchase is completed.

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The front boundaries are defined by timber fencing which is weathered but generally in a serviceablecondition.

There is a paved driveway to the front of the property which is slightly cracked and weathered in areasbut generally in a serviceable condition.

Limitations to inspectionThere were no limitations to our inspection.

H1 Garage

H2 Other

H3 General

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H Grounds (including shared areas forflats)

The rear boundaries are defined by timber fencing. These are weathered in a few areas and will nodoubt require repairs and maintenance over the years.

The rear garden is paved and has a large grass lawn. The rear garden is generally well kept and insatisfactory condition.

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H Grounds (including shared areas forflats) (continued)

We do not act as ‘the legal adviser’ and will not comment on any legal documents. However, if during the inspectionwe identify issues that your legal advisers may need to investigate further, we may refer to these in the report (forexample, check whether there is a warranty covering replacement windows).

I1 RegulationYour solicitor should check if the correct approvals, including any necessary planning permission, listed buildingconsent and building regulation approval and sign off (either by the local Building Control department or anApproved Inspector) for:

the removal of the internal chimney breasts, any damp treatments that may have been undertaken, the doubleglazing installation, the installation of the electrical system and the installation of the boiler.

If the works lack building regulation approval or sign off, were they carried out by a company on a ‘competentperson scheme’ such as Fenca Limited or HETAS Limited. If the works have been carried out without the correctapprovals and certification, then costly remedial works may be needed to bring the works up to standard.

I2 GuaranteesYour solicitor should confirm which if any of the following have test certificates or service agreements in place:the gas, central heating system and the electrics.

Your solicitor should confirm if any previous damp-proofing works which may have been carried out, the doubleglazing installation, any timber infestation treatment which may have been carried out, the electrical system, thegas installation, the white goods and appliances and the boiler and central heating system have any guaranteesor certificates. It should be confirmed whether these can be transferred to you.

I3 Other mattersWe believe the property is a freehold. Your solicitor should explain the implications of this.

Your solicitor should confirm the exact location and ownership of the boundaries, the drainage arrangementsand your rights of access over the property as well as any responsibilities which go with it.

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I Issues for your legal advisers

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 moregeneral nature, having existed for some time and which cannot be reasonably changed.

J1 Risks to the buildingD Local Environment: the presence of shrinkable London clay sub-soil and the risk of flooding.

E2 Roof Coverings: damp timbers and a lack of internal roof lining.

E4 Main Walls: dampness.

F1 Roof structure: damp timbers and a lack of internal roof lining.

F3 Walls and partitions: dampness.

F4 Floors: dampness.

F5 Fireplaces, chimney breasts and flues: dampness.

J2 Risks to the groundsWe have not identified any risks to the grounds.

J3 Risks to peopleF7 Woodwork: no fire doors.

G1 Electricity: no test certificate.

G2 Gas/oil: no test certificate.

G4 Heating: no test certificate.

J4 OtherWe have not identified any other risks.

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J Risks

Surveyor’s RICS number Qualifications

5608937 BA(Hons), MSc, MRICS

Town County

81-83 Fulham High Street London

Postcode Phone number

SW6 3JW 020 8064 1636

Website Fax number

www.novellosurveyors.co.uk

Clients name Date this report was produced

Mr John Smith Fri 3rd Jan 2020

1.This report has been prepared by a surveyor (‘the IndividualSurveyor’) merely in his or her capacity as an employee or agent of afirm or company or other business entity (‘the Company’). The reportis the product of the Company, not of the Individual Surveyor. All ofthe statements and opinions contained in this report are expressedentirely on behalf of the Company, which accepts sole responsibilityfor these. For his or her part, the Individual Surveyor assumes nopersonal financial responsibility or liability in respect of the report andno reliance or inference to the contrary should be drawn.In the case of sole practitioners, the surveyor may sign the report inhis or her own name unless the surveyor operates as a sole traderlimited liability company.

Nothing in this report excludes or limits liability for death or personalinjury (including disease and impairment of mental condition) resultingfrom negligence.

2.This document is issued in blank form by the Royal Institution ofChartered Surveyors (RICS) and is available only to parties who havesigned a licence agreement with RICS.RICS gives no representations or warranties, express or implied, andno responsibility or liability is accepted for the accuracy orcompleteness of the information inserted in the document or anyother written or oral information given to any interested party or itsadvisers. Any such liability is expressly disclaimed.

“I confirm that I have inspected the property and prepared this report”Signature

Company

Novello Chartered Surveyors

Address

Chester House

Email

[email protected]

Property address


RICS Disclaimer

! Please read the ‘Description of the RICS HomeBuyer Report Service’ (at the back of this report) for details of what is, and is not, inspected.

Property address



K Surveyor’s declaration

What to do nowGetting quotationsThe cost of repairs may influence the amount you are prepared to pay for the property. Before you make a legal commitmentto buy the property, you should get reports and quotations for all the repairs and further investigations the surveyor may haveidentified.You should get at least two quotations 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.

Some repairs will need contractors with specialist skills and who are members of regulated organisations (forexample, electricians, gas engineers, plumbers and so on). Some work may also need you to get BuildingRegulations permission or planning permission from your local authority.

Further investigationsIf the surveyor is concerned about the condition of a hidden part of the building, could only see part of a defect or does not havethe specialist knowledge to assess part of the property fully, the surveyor may have recommended that further investigationsshould be carried out to discover the true extent of the problem.

Who you should use for these further investigationsYou should ask an appropriately qualified person, though it is not possible to tell you which one. Specialists belonging to differenttypes of organisations will be able to do this. For example, qualified electricians can belong to five different government-approvedschemes. If you want further advice, please contact the surveyor.

What the further investigations will involveThis will depend on the type of problem, but to do this properly, parts of the home may have to be disturbed and so you shoulddiscuss this matter with the current owner. In some cases, the cost of investigation may be high.

When to do the workThe condition ratings help describe the urgency of the repair and replacement work. The following summary may help you decidewhen to do the work.• Condition rating 2 – repairs should be done soon. Exactly when will depend on the type of problem, but it usually does not have to be done right away.

Many repairs could wait weeks or months, giving you time to organise suitable reports and quotations.

• Condition rating 3 – repairs should be done as soon as possible. The speed of your response will depend on the nature of the problem. For example,repairs to a badly leaking roof or a dangerous gas boiler need to be carried out within a matter of hours, while other less important critical repairs couldwait for a few days.

WarningAlthough repairs of elements with a condition rating 2 are not considered urgent, if they are not addressed they may develop intodefects needing more serious repairs. Flat roofs and gutters are typical examples. These can quickly get worse without warningand result in serious leaks.As a result, you should regularly check elements with a condition rating 2 to make sure they are not getting worse.

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The serviceThe RICS HomeBuyer (Survey) Service includes:• an inspection of the property (see ‘The inspection’)• a report based on the inspection (see ‘The report’); and

The surveyor who provides the RICS HomeBuyer (Survey) Serviceaims to give you professional advice to help you to:• make an informed decision on whether to go ahead with buying the

property• take account of any repairs or replacements the property needs; and• consider what further advice you should take before committing to

purchase the property.

The inspectionThe surveyor inspects the inside and outside of the main building and allpermanent outbuildings, but does not force or open up the fabric. Thismeans that the surveyor does not take up carpets, floor coverings orfloorboards, move furniture, remove the contents of cupboards, roofspaces, etc., remove secured panels and/or hatches or undo electricalfittings.If necessary, the surveyor carries out parts of the inspection when standingat ground level from public property next door where accessible. Thesurveyor may use equipment such as a damp-meter, binoculars and torch,and may use a ladder for flat roofs and for hatches no more than 3 metresabove level ground (outside) or floor surfaces (inside) if it is safe to do so.

Services to the propertyServices are generally hidden within the construction of the property. Thismeans that only the visible parts of the available services can beinspected, and the surveyor does not carry out specialist tests. The visualinspection cannot assess the efficiency or safety of electrical, gas or otherenergy sources; plumbing, heating or drainage installations (or whetherthey meet current regulations); or the inside condition of any chimney,boiler or other flue.

Outside the propertyThe surveyor inspects the condition of boundary walls, fences, permanentoutbuildings and areas in common (shared) use. To inspect these areas,the surveyor walks around the grounds and any neighbouring publicproperty where access can be obtained.Buildings with swimming pools and sports facilities are also treated aspermanent outbuildings, but the surveyor does not report on the leisurefacilities, such as the pool itself and its equipment, landscaping and otherfacilities (for example, tennis courts and temporary outbuildings).

FlatsWhen inspecting flats, the surveyor assesses the general condition ofoutside surfaces of the building, as well as its access areas (for example,shared hallways and staircases). The surveyor inspects roof spaces only ifthey are accessible from within the property. The surveyor does not inspectdrains, lifts, fire alarms and security systems.

Dangerous materials, contamination and environmentalissuesThe surveyor does not make any enquiries about contamination or otherenvironmental dangers. However, if the surveyor suspects a problem, heor she should recommend a further investigation.The surveyor may assume that no harmful or dangerous materials havebeen used in the construction, and does not have a duty to justify makingthis assumption. However, if the inspection shows that these materialshave been used, the surveyor must report this and ask for furtherinstructions.The surveyor does not carry out an asbestos inspection and does not actas an asbestos inspector when inspecting properties that may fall withinthe Control of Asbestos Regulations 2012. With flats, the surveyorassumes that there is a ‘duty holder’ (as defined in the regulations), andthat in place are an asbestos register and an effective management planwhich does not present a significant risk to health or need any immediatepayment. The surveyor does not consult the duty holder.

The reportThe surveyor produces a report of the inspection for you to use, but cannotaccept any liability if it is used by anyone else. If you decide not to act onthe advice in the report, you do this at your own risk. The report focuses onmatters that, in the surveyor’s opinion, may affect the value of the propertyif they are not addressed.

The report is in a standard format and includes the followingsections.A Introduction to the reportB About the inspectionC Overall opinion and summary of the condition ratingsD About the propertyE Outside the propertyF Inside the propertyG ServicesH Grounds (including shared areas for flats)I Issues for your legal advisersJ RisksK Surveyor’s declaration

What to do nowDescription of the RICS HomeBuyer (Survey) ServiceTypical house diagram

Condition ratingsThe surveyor gives condition ratings to the main parts (the ‘elements’) ofthe main building, garage and some outside elements. The conditionratings are described as follows.

Condition rating 3 – defects that are serious and/or need to berepaired, replaced or investigated urgentlyCondition rating 2 – defects that need repairing or replacing but arenot considered to be either serious or urgent. The property must bemaintained in the normal way.Condition rating 1 – no repair is currently needed. The property mustbe maintained in the normal way.NI – not inspected.

The surveyor notes in the report if it was not possible to check any parts ofthe property that the inspection would normally cover. If the surveyor isconcerned about these parts, the report tells you about any furtherinvestigations that are needed.The surveyor does not report on the cost of any work to put right defects ormake recommendations on how these repairs should be carried out.However, there is general advice in the ‘What to do now’ section at the endof the report.

EnergyThe surveyor has not prepared the Energy Performance Certificate (EPC)as part of the RICS HomeBuyer Service for the property. If the surveyorhas seen the current EPC, he or she will present the energy-efficiency andenvironmental impact ratings in this report. The surveyor does not checkthe ratings and cannot comment on their accuracy.

Issues for legal advisersThe surveyor does not act as ‘the legal adviser’ and does not comment onany legal documents. If, during the inspection, the surveyor identifiesissues that your legal advisers may need to investigate further, thesurveyor may refer to these in the report (for example, check whether thereis a warranty covering replacement windows).This report has been prepared by a surveyor (‘the Individual Surveyor’)merely in his or her capacity as an employee or agent of a firm or companyor other business entity (‘the Company’). The report is the product of theCompany, not of the Individual Surveyor. All of the statements andopinions contained in this report are expressed entirely on behalf of theCompany, which accepts sole responsibility for these. For his or her part,the Individual Surveyor assumes no personal financial responsibility orliability in respect of the report and no reliance or inference to the contraryshould be drawn.

Description of the RICS HomeBuyer(Survey) Service


In the case of sole practitioners, the surveyor may sign the report in his orher own name unless the surveyor operates as a sole trader limited liabilitycompany.Nothing in this report excludes or limits liability for death or personal injury(including disease and impairment of mental condition) resulting fromnegligence.

RisksThis section summarises defects and issues that present a risk to thebuilding or grounds, or a safety risk to people. These may have beenreported and condition rated against more than one part of the property ormay be of a more general nature, having existed for some time and whichcannot reasonably be changed.If the property is leasehold, the surveyor gives you general advice anddetails of questions you should ask your legal advisers.

Standard terms of engagement1 The service – the surveyor provides the standard RICS HomeBuyer

(Survey) Service (‘the service’) described in the ‘Description of theRICS HomeBuyer (Survey) Service’, unless you and the surveyoragree in writing before the inspection that the surveyor will provideextra services. Any extra service will require separate terms ofengagement to be entered into with the surveyor. Examples of extraservices include:• costing of repairs;• schedules of works;• supervision of works;• re-inspection;• detailed specific issue reports; and

2 The surveyor – the service is to be provided by an AssocRICS,MRICS or FRICS member of the Royal Institution of CharteredSurveyors, who has the skills, knowledge and experience to surveyand report on the property.

3 Before the inspection – you tell the surveyor if there is already anagreed or proposed price for the property, and if you have anyparticular concerns (such as plans for extension) about the property.

4 Terms of payment – you agree to pay the surveyor’s fees and anyother charges agreed in writing.

5 Before the inspection – nothing in this clause 5 shall operate toexclude, limit or otherwise affect your rights to cancel under theConsumer Contracts (Information, Cancellation and AdditionalCharges) Regulations 2013 or the Consumer Rights Act 2015, orunder any such other legislation as may from time to time beapplicable. Entirely without prejudice to any other rights that you mayhave under any applicable legislation, you are entitled to cancel thiscontract in writing by giving notice to the surveyor’s office at any timebefore the day of the inspection, and in any event within fourteen daysof entering into this contract. Please note that where you havespecifically requested that the surveyor provides services to youwithin fourteen days of entering into the contract, you will beresponsible for fees and charges incurred by the surveyor up until thedate of cancellation.

6 Liability – the report is provided for your use, and the surveyorcannot accept responsibility if it is used, or relied upon, by anyoneelse.

Complaints handling procedureThe surveyor will have a complaints handling procedure and will give you acopy if you ask. The surveyor is required to provide you with contactdetails, in writing, for their complaints department or the personresponsible for dealing with client complaints. Where the surveyor is partyto a redress scheme, those details should also be provided. If any of thisinformation is not provided, please notify the surveyor and ask that it besupplied.

Note: These terms form part of the contract between youand the surveyor.This report is for use in England, Wales, Northern Ireland, Channel Islandsand Isle of Man.

Description (continued)

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Typical house diagramThis diagram illustrates where you may find some of the building elements referred to in the report.


survey level two: homebuyer report - survey rics home… · the property was occupied and furnished...

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