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Level 1 - Home Condition Report 

The RICS Home Condition Report gives you a comprehensive structural survey report tailored to suit your property, highlighting defects, repairs and maintenance options.

This is a recently introduced report designed by the RICS. 

This survey has similar features to the Homebuyers Report, and also includes a condition rating system.  The purpose of the report is to focus purely upon the condition of the property, not its value.  The report highlights defects which are obvious, and which should be brought to the attention of the purchaser to enable them to make their reasoned and informed decision upon the condition of the property.  However, this report does not include advice upon repairs or ongoing maintenance issues which will need to be considered by a prospective purchaser and does NOT include a valuation.  This type of report is useful not only to the purchaser, but also to the seller who could use the report to prevent unforeseen issues cropping up in lending/buying valuations or future surveys.

Luxury House
Level 2 - Home Buyers Survey and Valuation (HSV)
(also known as a Homebuyer’s Report)


This is a survey completed to a standard format set out by the RICS. It is most suitable for conventional built properties built within the last 150 years or purpose built or converted flats. It focuses on and highlights the urgent matters needing attention. A Homebuyer’s Report includes details of the general condition of the property, any major faults/problems, damp tests, valuation for insurance purposes and the value of the property on the open market.

This survey is aimed to fill the gap between a lender’s basic valuation and a detailed Building (or Structural) Survey.  The Homebuyers Report is designed to assist buyers to make a reasoned and informed decision as to whether to proceed with a purchase by identifying any defects which may be apparent to the building, and also providing advice upon what is a reasonable price to pay for the property.  When carrying out an inspection of a property, the surveyor will undertake an inspection of the inside and outside of the property, undertake an inspection within the loft and where appropriate lift manhole covers. 


Comments are made upon the services and the site, and the location within which the property is situated.  The report includes sections upon all main elements of the building, including roofs, walls, floors and joinery.  For ease of reference, each element or part of the building is given a coloured condition rating:

Condition Rating 1 (green) – no repair is currently needed, the property must be maintained in the normal way.

Condition Rating 2 (orange) – defects that need repairing or replacing, but are not considered to be serious or urgent,  the property must be maintained in the normal way.

Condition Rating 3 (red) – defects that are serious and/or need to be repaired, replaced or investigated urgently.

Purchaser’s main concerns are frequently dampness, movement and timber defects, and comments upon each of these are included within the homebuyers report, which also includes a section upon any legal matters which should be brought to the attention of the purchaser’s solicitors.

Importantly, the Homebuyers Report includes a  valuation of the property, and the cost of reinstatement for building insurance purposes.

Here at Bath & Bristol Surveyors our expert team are also able to provide additional services beyond the scope of the standard homebuyers report, such as the practicality of carrying out future works such as loft conversions or extensions. 

Level 3- Building Survey

Building Survey or Residential building survey -  Also known as a structural survey


This survey is a comprehensive inspection of a property, reported in a style to suit the property and your specific requirements. The survey provides a very detailed report suitable for all buildings, but in particular for listed buildings, large, older or rundown properties, unusual or altered buildings or if a purchaser is planning major works.  This report gives detailed information on the structure and fabric of the property.  Comments contained within this report should be similar to those within the Homebuyers Report, but expressed in more detail, advising upon the specific location of every defect, its cause and works which should be undertaken to rectify the defect.

However, some restrictions will still exist to prevent a complete inspection of the building, such as fitted floor coverings and fitted and built-in cupboards, but within these limitations the survey will be comprehensive. We can also (subject to the vendors written authority) remove part of the flooring coverings for fuller inspection of the floor boards and joists. A building survey does not normally include a valuation, but this can also be included at your request. 

So what are the typical property defects Surveyors identify during their inspections?

We thought it would be helpful to identify some of the defects our surveyors have spotted over the years.



Damp is by far one of the most misdiagnosed defects our Surveyors' see, with costs ranging from hundreds to thousands of pounds, it is imperative to get an experienced and qualified team of Surveyors on board to fully advise you and address the issue its cause and the remedial works required.

Timber Issues

Timber issues are far and wide and can range from pest infestation or damage, to wet rot or dry rot, to structural overloading and even water penetration.


Pests eat their way through the wooden beams and timber structures of the property and if left, the weakened timber could result in the structural failure of the building itself.


Structural Movement

Structural subsidence can be a worrying time for any homeowner. Structural movement can result from a long list of issues, from shallow foundations, to ground water, to trees within close proximity of the property or quite simply poor construction.


Roofing Issues

Roofing issues can lead to damp penetration, damp ingress and even structural overloading to the envelope of the property. Catching this defect pre purchase is key to reducing your financial liabilities following completion.



Invasive Plants

The existence of invasive plants can lead to serious issues including the withdrawal of the mortgage, costly removal and potential structural damage. Locating these plant issues in advance of the property purchase is crucial.

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Want to talk it through?

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