Receiving your building survey report can feel overwhelming. Technical terminology, detailed findings, and numerous recommendations might seem confusing. As RICS chartered surveyors in Cannock, we help clients understand survey reports daily. This guide explains how to read reports, interpret findings, and make informed decisions about your property purchase.
Survey Report Structure
RICS survey reports follow standardized formats making them easier to understand once you know the structure. Main sections include executive summary highlighting key issues, property description and construction details, condition ratings for each element, detailed findings room-by-room, advice on repairs and maintenance, recommendations for specialist reports, and surveyor's qualifications and contact details.
The Traffic Light System (Level 2 Reports)
Level 2 homebuyer reports use traffic light ratings providing at-a-glance condition assessment.
Condition Rating 1 (Green)
No repair currently needed. Normal maintenance required. Property elements in acceptable condition for age and type. Most properties have many green ratings. These don't indicate perfection but acceptable condition not requiring immediate attention.
Condition Rating 2 (Amber)
Defects needing repair or replacement but not urgent. Repairs needed to prevent deterioration. Should be addressed in near future. Budget for these works. Amber ratings are common and don't necessarily mean major problems. Examples include worn decoration, aging boilers, or minor damp.
Condition Rating 3 (Red)
Urgent repairs needed. Serious defects affecting property value or safety. May indicate significant costs ahead. Red ratings require immediate attention. Could affect your purchase decision or provide negotiation leverage. Examples include serious structural movement, extensive damp, or dangerous electrical installations.
Understanding Technical Terms
Survey reports contain technical terminology. Common terms explained:
Defective pointing: Mortar between bricks crumbling or missing.
Spalling brickwork: Brick faces breaking away due to frost damage or moisture.
Lintels: Supports above windows and doors that can crack or fail.
DPC (Damp Proof Course): Barrier preventing rising damp, often found failing in older properties.
Sarking felt: Underlayer beneath roof tiles providing secondary waterproofing.
Soffits and fascias: Boards at roof edges often suffering rot or deterioration.
Subsidence: Ground movement causing foundations to sink.
Settlement: Normal ground movement after construction, usually not serious.
Reading Between the Lines
Surveyors phrase findings carefully. Understanding implications helps interpretation:
"Unable to inspect...": Means surveyor couldn't access areas. May hide problems. Consider further investigation.
"Further investigation recommended...": Surveyor suspects problems but needs specialist confirmation. Take this seriously.
"Typical for properties of this age...": Issue is common and expected, not necessarily serious.
"Monitor for changes...": Not urgent now but watch for deterioration.
"Seek specialist advice...": Beyond surveyor's expertise, requires electricians, structural engineers, or other specialists.
Prioritizing Survey Findings
Not all defects are equal. Prioritize by urgency and cost:
High Priority (Deal with First)
Safety issues like dangerous electrics or gas, structural problems including subsidence, serious damp requiring urgent treatment, roof leaks causing water damage, and failed boilers in winter. Address before or immediately after completion.
Medium Priority (Plan Within Months)
Aging heating systems nearing end of life, roof repairs preventing deterioration, remedial damp work, external redecorations preventing further damage, and replacement windows. Budget and plan these works but not immediately urgent.
Low Priority (Ongoing Maintenance)
Minor decorative repairs, small areas of repointing, gutter cleaning, garden maintenance, and internal redecoration. Handle as part of normal home ownership.
When to Negotiate
Survey findings provide negotiation opportunities. Consider renegotiating when serious defects identified costing thousands, issues seller hasn't disclosed, problems significantly affecting value, or repairs needed before property habitable.
Approach negotiations sensibly. Don't expect reductions for minor issues or normal wear and tear expected for property age. Focus on significant unexpected defects requiring substantial expenditure.
Getting Repair Quotes
Survey reports provide repair guidance but not detailed quotes. For negotiation, obtain contractor quotes for identified works. This provides accurate costs for discussions. Most surveyors provide ballpark figures but formal quotes strengthen negotiations.
When to Walk Away
Sometimes surveys reveal deal-breakers. Consider withdrawing if structural issues cost more than budget allows, problems making property unsuitable, issues affecting mortgage approval, or total costs exceed property value. Better to lose survey fee than complete disastrous purchase.
Questions to Ask Your Surveyor
Don't hesitate contacting surveyors with questions. Ask about anything unclear including severity of specific defects, likely repair costs, urgency of works, whether issues affect mortgage, and recommendations for specialists. Good surveyors welcome questions - explaining reports is part of service.
Using Reports for Purchase Decisions
Survey reports inform three main decisions:
1. Proceed As Planned
Only minor issues identified. Comfortable with findings. Budget available for any works. Most surveys result in this outcome with buyers proceeding confidently.
2. Renegotiate Terms
Significant defects identified. Request price reduction or repairs before completion. Many sellers negotiate rather than lose sales. Survey reports provide evidence supporting requests.
3. Withdraw from Purchase
Problems too extensive or expensive. Property unsuitable for needs. Better opportunities available. While disappointing, withdrawing based on survey findings prevents expensive mistakes.
Keeping Reports for Future Reference
Survey reports remain useful after purchase for planning maintenance schedules, understanding property construction, supporting insurance claims, and informing future sale. Keep reports safely with property documents.
Get Expert Survey Report Explanations
At Cannock Surveyors, we provide clear comprehensive reports and welcome questions about findings. If you need property surveys in Cannock or Staffordshire, contact our team for professional service and ongoing support understanding your report.
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