Understanding a Home Buyer Survey Report — What the Ratings Really Mean

The Three RICS Survey Types

Before interpreting ratings, choose the right survey for the property:

• **Level 1 — Condition Report:** the most basic survey. Traffic-light condition ratings only, no advice or valuations. Suitable for new builds and properties built after 1970 in good condition.
• **Level 2 — HomeBuyer Report:** the most commonly used survey. Condition ratings, advice on defects, a market valuation, and a reinstatement cost estimate. Suitable for most conventional properties in reasonable condition.
• **Level 3 — Building Survey (formerly Full Structural Survey):** the most detailed option. Comprehensive inspection of the structure, defects, causes, and repair options. Recommended for older properties (pre-1900), properties with extensions, non-standard construction, or properties in poor condition.

The RICS Condition Ratings Explained

Condition Rating 1 — No Repair Required

No action is required now. The element is in satisfactory condition. This does not mean it will never need attention — it means no action is needed at the time of the inspection.

Condition Rating 2 — Repair or Replacement Required in Future

This is the rating most buyers underestimate. It indicates defects that are not immediately urgent but will need repair or replacement — potentially within the next few years. A roof with some ageing felt, gutters with minor defects, or a boiler approaching end of life may all appear here. Budget for these.

Condition Rating 3 — Urgent Repairs Required

Defects that require immediate attention. These may affect the property’s structural integrity, make it unsafe, or lead to further serious deterioration if not addressed promptly. Rating 3 items should never be ignored.

“Not Inspected”

Many surveyors will mark items “not inspected” where access was restricted — beneath carpets, behind fitted furniture, or in inaccessible roof voids. This is not a clean bill of health; it means the surveyor could not form a view.

What to Do with Each Rating

Common Issues Found in Surveys

• **Damp** — rising damp, penetrating damp, or condensation. Cause matters: penetrating damp from a defective roof or gutter is more serious than condensation from lifestyle habits.
• **Roof condition** — age of covering, condition of flashing and lead work, guttering
• **Electrics** — age of the consumer unit and wiring; RICS surveyors typically recommend an EICR (Electrical Installation Condition Report) if the system is over 25 years old
• **Subsidence risk** — indicated by diagonal cracking, sloping floors, or doors and windows that stick
• **Drainage** — private drainage (septic tanks) requires separate assessment; shared drains may have easement implications

When to Instruct Specialist Reports

A Level 2 survey may recommend further investigation. Common specialist reports include:

• **Structural engineer** — for cracking, subsidence, or structural alterations without building regulations approval
• **Damp specialist** — for persistent or widespread damp, though note some damp “specialists” are also remediation contractors with a financial interest in diagnosing treatment
• **Drainage CCTV survey** — for older properties or those with shared or private drainage
• **Japanese knotweed survey** — if the surveyor flags invasive vegetation

When negotiating after a survey, obtain at least two independent quotes for any remediation work and present them formally in writing to the estate agent.

Property Passport UK stores survey reports and specialist investigation documents alongside other key property records, ensuring nothing is lost between purchase and future sale.