Knowledge Base
Building surveys, explained.
Plain-English guides and answers from a chartered surveyor, so you can understand your property and your options before you get in touch.
Guides
In-depth guides
What happens after a survey?
Reading your report, dealing with serious findings, and deciding whether to proceed.
Red flags on a survey
The findings a chartered surveyor takes seriously, from movement and damp to rot and knotweed.
How surveyors check for damp
The three kinds of damp, how they are assessed, and why the cause matters more than the symptom.
Do I need a survey for a flat?
Why flats still need surveying, which level suits, and the leasehold issues to watch.
Negotiating after a bad survey
How to renegotiate the price constructively, on evidence rather than worry.
Reference
Which home survey do I need?
RICS offers three levels of home survey. The right one depends on the property's age, type and condition, not just the price. As a rule of thumb: Level 1 (Condition) suits newer, conventional homes in good order; Level 2 (HomeBuyer) suits conventional properties in reasonable condition; and Level 3 (Building Survey) is for older, altered, listed or unusual properties. If you are unsure, ask us and we will advise honestly.
Level 2 HomeBuyer vs Level 3 Building Survey
A Level 2 HomeBuyer survey is a mid-level inspection that gives condition ratings and advice for conventional properties in reasonable condition. A Level 3 Building Survey goes much further: it sets out the construction, the defects found, their likely causes and seriousness, and what to do about them. For period or altered homes, the extra detail of a Level 3 usually pays for itself. Get an indicative fee for a Level 3 survey.
What is a Schedule of Condition?
A Schedule of Condition is a precise, photographic record of a property's condition at a particular moment, usually taken before a lease is signed or before adjoining construction begins. It is an inexpensive safeguard that prevents expensive disputes about who caused what later on.
What are dilapidations?
Dilapidations are breaches of a tenant's repairing and related obligations under a lease. A dilapidations schedule sets out the works, or the costs, needed to return the property to its agreed condition, usually at or near the end of the lease. We act for both landlords and tenants, and negotiate settlements that protect your position without unnecessary conflict.
What is Technical Due Diligence?
Technical Due Diligence (TDD) is a pre-acquisition assessment of a commercial property's physical condition, liabilities and likely capital expenditure. Investors, lenders and occupiers use it to price risk accurately before they commit. Reports are structured around your decision, whether that is acquisition, lending or a lease.
What is a Planned Preventative Maintenance report?
A Planned Preventative Maintenance (PPM) report is a costed maintenance plan, typically over five to ten years. It forecasts what each building element will need and when, so owners and managers can budget for maintenance in advance rather than react to failures.
When is a drone survey useful?
A drone survey is the safe way to inspect roofs, chimneys, high elevations and other areas that are hard to reach from the ground. It captures high-resolution imagery without scaffolding or roof access, often revealing defects that would otherwise be missed.
What does "RICS regulated" mean?
A RICS-regulated firm is held to the standards of the Royal Institution of Chartered Surveyors across its work, conduct and complaints handling, and carries professional indemnity insurance. It gives clients the assurance of independent professional regulation behind every instruction. Sofito Consultancy is RICS Regulated Firm No. 882907.
Know what you need? Or want a steer?
Tell us about your property and we'll confirm the right survey and a fixed fee, usually the same working day.