Bath Surveyors UK explains how to understand your RICS home survey report. Survey reports contain valuable information but can seem complex. Our chartered surveyors guide you through the key sections, helping you make informed decisions about your property purchase across Bath, Somerset, and Bristol.
Understanding the Condition Rating System
RICS surveys use a three-tier condition rating system. Understanding what each rating means helps you prioritize issues and plan budgets.
Condition Rating 1 (Green) - No Repair Currently Needed
Rating 1 indicates elements in good condition with no immediate action required. Normal maintenance will suffice. Most properties have many Rating 1 items - this is positive news showing those aspects are satisfactory.
Condition Rating 2 (Amber) - Repair or Replacement Needed
Rating 2 means defects needing repair or replacement but not urgently. These issues should be addressed to prevent deterioration but don't immediately threaten the property's integrity. Plan repairs within 12-24 months.
Examples from Bath properties include:
- Cracked roof tiles needing replacement
- Defective pointing on Bath stone walls
- Worn window sills requiring attention
- Gutters needing cleaning and minor repairs
Condition Rating 3 (Red) - Urgent Repairs or Investigation Needed
Rating 3 indicates serious defects requiring urgent attention or further investigation. These problems may affect your decision to proceed or provide grounds for price renegotiation.
Common Rating 3 issues we find include:
- Significant structural movement or subsidence
- Extensive damp penetration
- Dangerous electrical systems
- Major roof defects causing water ingress
- Severe timber decay or rot
Key Sections of Survey Reports
RICS homebuyer reports follow a standard format making them easier to navigate once you understand the structure.
Section A: General Information
This covers basic property details, inspection limitations, and the surveyor's terms of engagement. Read carefully to understand what was and wasn't inspected.
Section B: Summary
The summary highlights the most important findings. Many buyers read only this section, but we recommend reviewing the full report for context and detail.
Section C: About the Property
This describes construction type, approximate age, and location. For Bath properties, this often notes Georgian or Victorian construction and World Heritage City context.
Sections D-H: Property Elements
These sections systematically examine different parts of the property:
- Section D: Outside the property (walls, roof, gutters)
- Section E: Inside the property (ceilings, walls, floors)
- Section F: Services (electricity, gas, water, heating)
- Section G: Grounds and boundaries
- Section H: Issues for your legal advisers
Common Survey Terminology Explained
Survey reports use specific terminology. Understanding these terms helps interpret findings:
Defects
Problems with the property's condition. Defects range from minor cosmetic issues to major structural problems. Our reports categorize defects by severity using the condition rating system.
Further Investigation
When surveyors can't fully assess an area or problem, they recommend further investigation by specialists. This isn't cause for panic - it means professional assessment by electricians, structural engineers, or other experts is needed.
Limitations
Surveys have limitations. Surveyors can't move furniture, lift carpets (unless agreed), or access areas that aren't safe. Reports clearly state inspection limitations.
Serious Defects
Problems potentially affecting property value or requiring substantial expenditure. These warrant careful consideration before proceeding with purchase.
Reading Between the Lines
Survey reports convey information directly and indirectly. Here's how to read between the lines:
When Reports Say "Unable to Inspect"
If surveyors can't access roof spaces, cellars, or other areas, assume potential problems until proven otherwise. Request access for further inspection if possible.
Phrases Indicating Concern
Certain phrases signal significant issues:
- "Strongly recommend structural engineer assessment"
- "Extensive repairs likely required"
- "Potentially significant defect"
- "Unable to determine full extent without opening up"
Multiple Rating 2s in One Area
Several Rating 2 defects affecting the same element suggest cumulative problems potentially warranting urgent attention despite individual ratings.
What to Do With Survey Findings
Once you understand the report, take appropriate action based on findings.
For Rating 3 Defects
- Obtain specialist reports as recommended
- Get repair cost estimates
- Discuss findings with your solicitor
- Consider renegotiating purchase price
- Request seller completes repairs
- Decide whether to proceed with purchase
For Multiple Rating 2 Defects
Calculate total estimated repair costs. If they're substantial, use this information for price negotiation or budget planning.
For Rating 1 Results
Celebrate! A survey finding mostly Rating 1 conditions means the property is in good shape. Proceed with confidence.
Questions to Ask Your Surveyor
Bath Surveyors UK encourages clients to contact us after receiving reports. Common questions include:
- "How urgent is this repair really?"
- "What's a realistic cost estimate for this work?"
- "Should I get a specialist report?"
- "Is this normal for Bath properties of this age?"
- "Should I proceed with the purchase?"
We're happy to discuss reports, clarify findings, and provide additional guidance. Don't hesitate to call us with questions.
Using Reports for Negotiation
Survey findings provide powerful negotiating tools. Here's how to use them effectively:
Calculate Total Repair Costs
Add up estimated costs for all identified repairs. Use this figure in negotiations, backed by the professional survey evidence.
Prioritize Major Issues
Focus negotiations on significant defects. A £30,000 roof replacement is a stronger negotiating point than £500 of minor repairs.
Present Evidence Professionally
Share relevant report sections with estate agents and sellers. Professional survey evidence is harder to dismiss than buyer concerns.
Know Your Options
- Request price reduction equal to repair costs
- Ask seller to complete repairs before sale
- Negotiate a contribution toward repair costs
- Withdraw from purchase if problems are too severe
Frequently Asked Questions
Contact your surveyor for clarification. At Bath Surveyors UK, we provide telephone consultations to discuss reports. Don't make important decisions based on misunderstandings - always ask for explanations.
Survey reports aren't legally binding on sellers or estate agents, but they're professional documents surveyors are liable for. Reports form part of your decision-making process and can support legal claims if defects were missed due to surveyor negligence.
Survey reports reflect property condition on inspection date. They're typically considered current for 2-3 months. If your purchase is delayed significantly, consider an update inspection to check whether condition has changed.
You're not obliged to share your survey with lenders unless they specifically request it. However, if the survey identifies significant structural problems, your lender might want to know as it affects their security. Discuss with your mortgage broker if uncertain.
This is precisely why surveys are valuable - they identify problems before you're legally committed. Assess the issues, get repair costs, and make an informed decision. You can renegotiate, request repairs, or withdraw. Better to know now than discover problems after completion.
Conclusion
Understanding your RICS home survey report empowers informed property decisions. Reports use standardized formats and terminology, but don't hesitate to contact your surveyor for clarification. Survey findings provide valuable negotiating tools and help you budget for property ownership.
Bath Surveyors UK's chartered building surveyors provide clear, comprehensive reports followed by accessible post-survey support. We explain findings, answer questions, and help you understand what identified defects mean for your property purchase across Bath, Somerset, and Bristol.