Property address 1 Example Road

Example
Exampleshire
EX1 1EX

Client's name Mr E X Ample

Date of inspection 24th December 2020

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Contents

A Introduction to the report

B About the inspection
C Summary of the condition ratings
D About the property
E Outside the property
F Inside the property
G Services
H Grounds (including shared areas for flats)
I Issues for your legal advisers
J Risks
K Surveyor’s declaration

Description of the RICS Condition Report Service

Typical house diagram

RICS is the world’s leading qualification when it comes to professional standards in land, property
and construction.
In a world where more and more people, governments, banks and commercial organisations demand
greater certainty of professional standards and ethics, attaining RICS status is the recognised mark of
property professionalism.
Over 100,000 property professionals working in the major established and emerging economies of
the world have already recognised the importance of securing RICS status by becoming members.
RICS is an independent professional body originally established in the UK by Royal Charter. Since
1868, RICS has been committed to setting and upholding the highest standards of excellence and
integrity – providing impartial, authoritative advice on key issues affecting businesses and society.
The RICS Condition Report is reproduced with the permission of the Royal Institution of Chartered
Surveyors who owns the copyright.
© 2011 RICS
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A Introduction to the report

This Condition Report is produced by an RICS surveyor who provides an objective

opinion about the condition of the property at the time of inspection.
The Condition Report aims to tell you about:

• the construction and condition of the property on the date it was inspected;
• any defects that need urgent attention or are serious;
• things that need further investigation to prevent serious damage to the fabric of the
building; and
• defects or issues which may be hazardous to safety and where further enquiries are
needed.

Any extra services we provide are not covered by these terms and conditions and must
be covered by a separate contract.
If you want to complain about the service, please refer to the complaints handling
procedure in the ‘Description of the RICS Condition Report Service’ at the back of this
report.

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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B About the inspection

Surveyor’s name J Barber

Surveyor’s RICS number 0097882

Company name SWH Surveys Ltd

Date of the inspection 24th December 2020 Report reference number 2C000000

Related party disclosure I am not aware that there is any conflict of interest as defined in the RICS valuation standards and
RICS rules of conduct.

Full address 1 Example Road, Example, Exampleshire, EX1 1EX

and postcode
of the property

Weather conditions At the time of inspection the weather was dry and sunny. This has been proceeded by a period of
when the inspection mixed weather.
took place

The status of the The property was occupied and access was limited by furniture and contents. The presence of floor
property when the coverings throughout prevented a full inspection. Floor coverings were not lifted.
inspection took place

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B About the inspection (continued)

We inspect the inside and outside of the main building and all permanent outbuildings,
but we do not force or open up the fabric. We inspect the roof space from the access
hatch but we do not go into the roof space itself. We also inspect those parts of the
electricity, gas/oil, water heating and other services that can be seen without removing
secured covers, but we do not test them. We do not lift the covers to the inspection
chambers of the underground drainage system.
To help describe the condition of the home, we give condition ratings to the main parts
(the ‘elements’) of the building, garage and some parts outside. Some elements can be
made up of several different parts.
In the element boxes in sections E, F, G and H, we describe the part that has the worst
condition rating first and then briefly outline the condition of the other parts. The condition
ratings are described as follows.

3 Defects that are serious and/or need to be repaired, replaced or investigated urgently.

Defects that need repairing or replacing but are not considered to be either serious or urgent. The
2 property must be maintained in the normal way.

1 No repair is currently needed. The property must be maintained in the normal way.

NI Not inspected (see ‘Important note’ below).

Important note: We carry out only a visual inspection. This means that we do not take up carpets,
floor coverings or floorboards, move furniture or remove the contents of cupboards. Also, we do not
remove secured panels or undo electrical fittings.
We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if
necessary, from neighbouring public property and with the help of binoculars. We do not lift the
covers to the inspection chambers of the underground drainage system.
We inspect the inside of the roof structure from the access hatch of the roof space if it is safe to do so
(although we do not go into the roof space, move or lift insulation material, stored goods or other
contents). We examine floor surfaces (although we do not move or lift furniture, floor coverings or
other contents). Cellars are inspected if they are reasonably accessible, but under-floor voids are not
inspected. We are not able to assess the condition of the inside of any chimney, boiler or other flues.
We note in our report if we are not able to check any parts of the property that the inspection would
normally cover. If we are concerned about these parts, the report will tell you about any further
investigations that are needed.
We do not report on the cost of any work to put right defects or make recommendations on how
repairs should be carried out.

! Please read the ‘Description of the RICS Condition Report Service’ (at the back of this report) for details of what is, and is not, inspected.

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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C Summary of the condition ratings

This section summarises the condition ratings of the different elements of the property.
If an element is made up of a number of different parts (for example, a pitched roof to the
main building and a flat roof to an extension), only the part in the worst condition is
shown here.
To make sure you get a balanced impression of the property, we strongly recommend
that you read all sections of the report.

3 Section of the report

E: Outside the property

Element number

E3
Element name

Rainwater pipes and gutters

F: Inside the property — —
G: Services G1 Electricity
G2 Gas/oil
G4 Heating
G5 Water heating
H: Grounds (part) — —

2 Section of the report

E: Outside the property

Element number

E2
Element name

Roof coverings
E4 Main walls
E5 Windows
E6 Outside doors
E8 Other joinery and finishes
F: Inside the property F1 Roof structure
F2 Ceilings
F4 Floors
F5 Fireplaces, chimney breasts and flues
F6 Built-in fittings
F7 Woodwork
G: Services — —
H: Grounds (part) H2 Other

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C Summary of the condition ratings (contd)

1 Section of the report

E: Outside the property

Element number

—
Element name

—
F: Inside the property F3 Walls and partitions
F8 Bathroom fittings
G: Services G3 Water
H: Grounds (part) — —

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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D About the property

Type of property Semi-detached house.

Approximate year the property was built 1978

Approximate year the property was extended

Approximate year the property was converted

Information relevant to flats and maisonettes

Accommodation
Living Bed- Bath or Separate Utility Conser-
Floor rooms rooms Shower toilet Kitchen room vatory Other Name of other

Lower ground

Ground 1 1 1

First 3 1

Second

Third

Other

Roof space

Construction
The roof is of dual pitched design being of conventional trussed rafter construction and is covered
with concrete interlocking tiles. The walls are brick faced externally assumed to be of brick/block
cavity construction. The ground is of solid concrete construction and the first floor suspended timber
construction. The external doors and windows are of PVCu casement construction.

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D About the property (continued)

Energy
We have not prepared the Energy Performance Certificate (EPC). If we have seen the
EPC, then we will present the ratings here. We have not checked these ratings and so
cannot comment on their accuracy.
We are advised that the property’s current energy performance, as recorded in the EPC,
is:
Energy-efficiency rating D65

Environmental N/A
impact rating

Mains services
The marked boxes show that the mains services are present.
X Gas X Electricity X Water X Drainage

Central heating

X Gas Electric Solid fuel Oil None

Other services or energy sources (including feed-in tariffs)

None.

Grounds

The property occupies a moderately sloping, roughly rectangular shaped site with a forecourt and rear
garden. There is no garage or off-street parking. There are no permanent outbuildings.

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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E Outside the property

Limitations to inspection

It was dry during my inspection and I cannot make any comment upon the weather tightness of the
roof coverings and rainwater goods. The roof coverings are lined with underfelt therefore battens and
fixings are hidden from view. I cannot see the underlay at eaves level. Therefore, where condition
ratings have been allocated, these may well have been based on a limited inspection.
A representative sample of timber has been inspected but the possibility of concealed defects being
present to inaccessible timbers cannot be ruled out.
Materials containing asbestos may be present in many buildings of this age, often enclosed and
unexposed. See further comments at section F.
Please note: When undertaking a Condition survey the visible inspection is very important, but
equally important is the touch and feel of the building and its elements (eg, opening and shutting
doors, windows and cupboards and tapping external finishes, woodwork, etc). Due to corona virus
our ability to touch and feel the building and its elements is currently somewhat restricted, although
PPE is used in order to reduce any such restrictions where possible.

1 2 3 NI

E1 Not applicable. Condition rating NI

Chimney stacks NI

E2 The roof is of dual pitched design being of conventional trusted rafter construction. There is
Roof coverings no evidence of significant distortion to the roof frame. 2
The roof is clad with corrugated concrete interlocking tiles. The roof coverings appear to be
consistent with their age with signs of general weathering. No significant defects were
observed from ground level. However, areas of moss growth were noted.
The roof slopes are underlying with a bitumen felt, therefore battens and tile fixings were
hidden from view. The underlay itself is serviceable. However, the area most likely to perish
first is immediately adjacent to the eaves and this cannot be inspected. The daylight
between the roof coverings and rainwater gutters suggest that the underfelt has failed.
Condition rating 2

E3 Rainwater fittings are formed in PVC. PVC rainwater gutters are jointed using rubberised
Rainwater pipes gaskets which tend to perish over time. The rainwater fittings show signs of deterioration 3
and gutters including defective and leaking joints, and blockages. See J1. Condition rating 3

E4 The main house walls are brick faced externally being of brick/block cavity construction,
Main walls approximately 310mm in thickness. Cavity walls are formed by two skins of brick or block 2
with a gap between. The two skins are held together by wall ties. No significant structural
movement or cracking was noted.
The brickwork is generally evenly laid. However, weathering was noted to the brickwork and
pointing particularly to the rear and left hand gable walls at high level.
There is evidence of a bitchumen damp proof course. Systematic checks for dampness to
the inside faces of outside walls revealed none of significance in most areas. Condition
rating 2

E5 Windows are of PVCu casement construction incorporating sealed unit double glazing. From
Windows a random sampling a number of windows were difficult to operate. There is misting to some 2
of the sealed glazed units indicating failure of the edge seals. Condition rating 2

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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E Outside the property (continued)

E6 The doors are of PVCu construction incorporating sealed unit double glazed panels. The
Outside doors doors operated freely. However, the locking mechanisms were worn. 2
(including patio doors)
The junction between door frames and reveals is frequently a source of water penetration,
particularly during severe weather conditions. Damp penetration has occurred. See J1.
Over time, double glazing seals can deteriorate allowing moisture to form between the
panes, thus causing misting. The presence of such moisture depends upon certain
atmospheric conditions which can vary from time to time. Therefore, this problem cannot
always be seen from a single visit. There are no signs of misting at the time of my
inspection. Condition rating 2

E7 Not applicable. Condition rating NI

Conservatory NI
and porches

E8 External joinery includes timber fascia and soffit boards. The external joinery appears
Other joinery generally in a worn condition with no significant defects/rot observed from ground level. 2
and finishes However, external decoration is in generally poor condition. Condition rating 2

E9 Not applicable. Condition rating NI

Other NI

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F Inside the property

Limitations to inspection

Only a head and shoulders inspection and partial access around the access hatch was possible to the
roof void due to the lack of safe access due to the thermal insulation being laid over the ceiling joists
which limited my inspection. The carpets and other floor coverings throughout the property restricted
my inspection of the floors. Personal effects in fitted cupboards, stored goods in the roof void limited
my inspection of internal areas further. The stair underlining and carpets restricted my inspection of
the staircase and its structure. Therefore, where condition ratings have been allocated these may
well have been based on a limited inspection. It is possible therefore, that defects may exist.
A representative sample of timber has been inspected but the possibility of concealed defects being
present in accessible timbers cannot be ruled out.
Materials containing asbestos may be present in many buildings of this age, often enclosed and
unexposed. The exact nature can only be determined by laboratory testing. Asbestos may be present
in the gas fire flue. There are potential health risks stemming from inhalation of asbestos fibres and
from working with this material.
Please note: When undertaking a Condition survey the visible inspection is very important, but
equally important is the touch and feel of the building and its elements (eg, opening and shutting
doors, windows and cupboards and tapping plasterwork, woodwork, etc). Due to corona virus our
ability to touch and feel the building and its elements is currently somewhat restricted, although PPE
is used in order to reduce any such restrictions where possible.

1 2 3 NI

The roof space is inspected from the access hatch if it is safe to do so. The surveyor does not go into the roof space.

F1 Access to the main roof void is via a hatch located on the landing. Where visible the main
Roof structure roof frames are of conventional timber trussed rafter construction. The timbers are 2
adequately braced and there is no evidence of significant distortion.
Current Building Regulations require insulated and under felted roofs to be provided with
ventilation to prevent condensation and associated defects occurring. Ventilation to the roof
void is currently inadequate.
Where visible the roof voids are insulated with modern mineral wool. You should refer to the
Energy Performance Certificate (EPC) documentation. Condition rating 2

F2 Ceilings are of mixed PVCu and plasterboard construction, part pate finished. There are a
Ceilings number of minor cracks at plasterboard joints but these are typically found in properties of 2
this age and are not considered to be of structural significance.
Staining was identified to the rear bedroom ceiling. There is no evidence of current
dampness, but this staining indicates there has been a problem in the past. Condition
rating 2

F3 Internal walls and partitions are of mixed solid and lightweight construction. Internal faces to
Walls and partitions the outside walls and the solid internal walls are faced with plaster. Systematic checks for 1
dampness were made to the internal ground floor walls and none of significance were
noted. Condition rating 1

F4 All floors were covered with carpets or other fixed coverings which were not lifted.
Floors Consequently, floor surfaces could not be inspected. The ground floors are of solid concrete 2
construction and the first floors are of suspended timber construction.
Suspended floor surfaces where walked on revealed minor spring and unevenness but this
is within acceptable limits for domestic construction and is not significant. A number of floor
boards are loose and/or split. Chipboard floor creak and give when walked on.
There are signs of minor unevenness to the solid floors. This is considered to be within

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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F Inside the property (continued)

F4 acceptable tolerances. Condition rating 2

Floors

F5 There is a gas fire attached to the left hand gable wall in the living room. There are no
Fireplaces, chimney projecting chimney breasts. The flue has not been inspected and it is not possible to 2
breasts and flues comment upon the adequacy of the fire or any linings. The flue has been formed within the
wall structure. Where seen in the roof void it is of asbestos cement construction. See J3.
Condition rating 2

F6 Kitchen fitments comprise of a range of fitted wall and base units. Kitchen fitments are
Built-in fittings (built-in serviceable but some wear and tear was noted. Built-in appliances have not been inspected 2
kitchen and other fittings or tested.
not including appliances)
The flexible sealant between the kitchen worktop and wall finishes is missing. Water
penetration may have occurred to the enclosed area beneath which may cause rot and
decay. See J1. Condition rating 2

F7 Internal joinery includes timber frames, skirting boards and architraves. The doors are of
Woodwork (for mixed six panel and flush hollow core plywood construction. The joinery is generally 2
example, staircase satisfactory although worn consistent with age.
and joinery)
From random sampling some doors were difficult to operate. Some internal door fittings
show signs of wear and tear. Condition rating 2

F8 The property includes a family bathroom which incorporates a wash hand basin, wc and
Bathroom fittings shower cubicle. The cloakroom includes a wash basin and wc. The sanitary fittings are 1
relatively modern and appeared to be generally in serviceable condition but were not
inspected in detail. I have not carried out any tests on the fittings and therefore cannot
comment on the operation or serviceability of any of its components. Condition rating 1

F9 Not applicable. Condition rating NI

Other NI

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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G Services

Services are generally hidden within the construction of the property. This means that we
can only inspect the visible parts of the available services, and we do not carry out
specialist tests. The visual inspection cannot assess the services to make sure they work
efficiently and safely, and meet modern standards.

Limitations to inspection

The majority of services were concealed within the buildings structure and grounds. Services have
not been tested. I cannot comment on the condition of the below and above ground drainage system
due to the lack of access. Therefore, where condition ratings have been allocated, these may have
been based on a limited inspection. It is possible that defects may exist in concealed areas.
Materials containing asbestos may be present in many buildings of this age, often enclosed and
unexposed. Please see comments made above in Limitations of inspection for Sections F.
Please note: When undertaking a Condition survey the visible inspection is very important, but
equally important is the touch and feel of the building and its elements. Due to corona virus our ability
to touch and feel the building and its elements is currently somewhat restricted, although PPE is
used in order to reduce any such restrictions where possible.

1 2 3 NI

Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property and its
electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after 1 January 2005
should have appropriate certification. For more advice contact the Electrical Safety Council.

G1 Mains electricity is connected with the meter and consumer unit located in the entrance hall
Electricity cupboard. I am advised by the vendor that there is no recent certificate dated within the last 3
twelve months for the installation. The consumer unit 'fuse box' has no proper safety
protection devises fitted. See J1 and J3. Condition rating 3

Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced by a registered
‘competent person’ and in line with the manufacturer’s instructions. This is important to make sure that the equipment is working
correctly, to limit the risk of fire and carbon monoxide poisoning and to prevent carbon dioxide and other greenhouse gases from
leaking into the air. For more advice contact the Gas Safe Register for gas installations, and OFTEC for oil installations.

G2 Mains gas is connected with the meter located in the entrance hall cupboard. I am advised
Gas/oil by the vendor there is no recent test certificate dated within the last twelve months for the 3
gas installation and appliances. This is a risk to buildings and persons. See J1 and J3.
Condition rating 3

G3 Mains water supply is available. Plumbing where seen is run in copper. A stopcock and
Water water meter are located in the entrance hall cupboard. 1
Where visible the cold water installation appears generally satisfactory. However, I have not
carried out any tests on the system and therefore cannot comment on its operation or
serviceability of any of its components.
There is no cold water storage system and there will be no stored water in the event of
temporary interruption to supply. Condition rating 1

G4 Central heating and domestic hot water are provided by a Baxi 105 HE gas fired
Heating combination condensing boiler located in the front bedroom cupboard. The system serves a 3
series of radiators. The central heating system is supplemented by a real flame gas fire
located in the living room. There was no recent test certificate or servicing records for the
central heating boiler, central heating system or the gas fire in the living room. See J1 and
J3.
The heating system was on at the time of my inspection. No obvious defects were seen but I

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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G Services (continued)

G4 have only carried out a visual inspection of the system and therefore cannot comment in
Heating detail on its working condition. Condition rating 3

G5 Domestic hot water is provided instantaneously by the gas fired combination boiler. This
Water heating type of system has certain limitations and requires regular maintenance. Please see 3
comments made at G4 above. I am advised by the vendor there is no service agreement or
current test certificate for the boiler and water heating system. See J1 and J3.
The water heating system was on at the time of my inspection. No obvious defects were
seen but I have only carried out a visual inspection of the system and therefore cannot
comment in detail on its working condition. Condition rating 3

The covers to the inspection chambers of the underground drains are not lifted

G6 The property is assumed to connect into a shared drainage system which discharges into
Drainage the public sewer. The system is likely to be shared with adjoining owners. See I3. NI
Please note that under the Water Industry (system for adoption of private sewers)
regulations 2011, any private sewer or lateral drain, which immediately before 1st July
2011, communicated with a public sewer transferred to the relevant water company on the
1st July 2011. See I3.
It was not possible to locate an inspection chamber within the site or the soil and vent pipe.
Therefore, it is not possible to give an indication of the condition and efficiency of the
drainage system. Gullies are of PVC construction. No blockages or significant defects were
noted. Condition rating NI

G7 Not applicable. Condition rating NI

Common services NI

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H Grounds (including shared areas for flats)

Limitations to inspection

Please note: When undertaking a Condition survey the visible inspection is very important, but
equally important is the touch and feel of the building and its elements. Due to corona virus our ability
to touch and feel the building and its elements is currently somewhat restricted, although PPE is
used in order to reduce any such restrictions where possible.

1 2 3 NI

H1 Not applicable.
Garage NI

H2 Boundaries are defined by brick walls and brick retaining walls. The boundary walls appear
Other to be in generally satisfactory condition. 2
The rear garden and front path are surfaced with concrete flags. The forecourt and side
garden area are surfaced with loose grave. These areas are in mixed
satisfactory/dilapidated condition.

H3 Legal advisor should be asked to verify the legal position and advise upon the implications of:
General
The road is made and adopted. See I3.
The property is situated in a former mining area. See I3 and J.
The front and side of the property is accessed via Housing Association footpaths and open spaces.
Confirm the ownership and rights of access. See I3.
The responsibility for maintenance and repair of boundary walls and fences. See I3.

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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I Issues for your legal advisers

We do not act as the legal adviser and will not comment on any legal documents.
However, if during the inspection we identify issues that the legal advisers may need to
investigate further, these will be listed and explained in this section (for example, check
whether there is a warranty covering replacement windows). You should show your legal
adviser this section of the report

I1 Legal advisors should verify that consent or certification exists.

Regulation

I2 Your legal advisor should be asked to establish if guarantees or test certificates exist.
Guarantees

I3 Legal advisor should advise on your rights and obligations in relation to:
Other matters
I am told by the Vendor that the property is freehold.
D: About the property.
D: Local environment.
G6: Drainage.
H3: General.

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J Risks

This section summarises defects and issues that present a risk to the building or grounds,
or a safety risk to people. These may have been reported and condition rated against
more than one part of the property or may be of a more general nature, having existed
for some time and which cannot be reasonably changed.

J1 D: Local environment.
Risks to the building
E3: Rainwater pipes and gutters.
E6: Outside doors.
F6: Built-in fittings.
G1: Electricity.
G2: Gas/oil.
G4: Heating.
G5: Water heating.

J2 D: Local environment.
Risks to the grounds

J3 D: Local environment.
Risks to people
F5: Fireplaces, chimney breasts and flues.
G1: Electricity.
G2: Gas/oil.
G4: Heating.
G5: Water heating.

J4 None.
Other

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K Surveyor’s declaration

“I confirm that I have inspected the property and prepared this report.”
Signature Security Print Code [403957 = 8056 ]

Surveyor’s RICS number 0097882 Qualifications BSc MRICS

For and on behalf of

Company SWH Surveys Ltd

Address 3 Portland Place,

Town Penrith County Cumbria

Postcode CA11 7QN Phone number 01768 867243

Website www.swhsurveys.co.uk Fax number

Email johnbarber@swhsurveys.co.uk

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

Client’s name Mr E X Ample Date this report 24 DEC 2020

was produced

RICS Disclaimers
1. This report has been prepared by a surveyor (‘the Employee’) on behalf of a firm or company of
surveyors (‘the Employer’). The statements and opinions expressed in this report are expressed
on behalf of the Employer, who accepts full responsibility for these.
Without prejudice and separately to the above, the Employee will have no personal liability in
respect of any statements and opinions contained in this report, which shall at all times remain the
sole responsibility of the Employer to the exclusion of the Employee.
In the case of sole practitioners, the surveyor may sign the report in his or her own name unless
they operate as a sole trader limited liability company.
To the extent that any part of this notification is a restriction of liability within the meaning of the
Unfair Contract Terms Act 1977 it does not apply to death or personal injury resulting from
negligence.
2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and
is available only to parties who have signed a licence agreement with RICS.
RICS gives no representations or warranties, express or implied, and no responsibility or liability is
accepted for the accuracy or completeness of the information inserted in the document or any
other written or oral information given to any interested party or its advisers. Any such liability is
expressly disclaimed.

! Please read the ‘Description of the RICS Condition Report Service’ (at the back of this report) for details of what is, and is not, inspected.

Property address 1 Example Road, Example, Exampleshire, EX1 1EX

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Description of the RICS Condition Report Service

The service The surveyor does not carry out an asbestos inspection and
does not act as an asbestos inspector when inspecting
The RICS Condition Report Service includes: properties that may fall within the Control of Asbestos
• an inspection of the property (see ‘The inspection’); and Regulations 2006. With flats, the surveyor assumes that there
• a report based on the inspection (see ‘The report’). is a ‘dutyholder’ (as defined in the regulations), and that in
The surveyor who provides the RICS Condition Report place are an asbestos register and an effective management
Service aims to tell you about: plan which does not present a significant risk to health or need
any immediate payment. The surveyor does not consult the
• the construction and condition of the property on the date dutyholder.
it was inspected;
• any defects that need urgent attention or are serious;
• things that need further investigation to prevent serious The report
damage to the fabric of the building; and The surveyor produces a report of the inspection for you to use,
• defects or issues that may be hazardous to safety. but cannot accept any liability if it is used by anyone else. If
you decide not to act on the information in the report, you do
The inspection this at your own risk. The report provides you with an objective
assessment on the general condition of the main elements of a
The surveyor inspects the inside and outside of the main property. This is expressed in terms of condition ratings.
building and all permanent outbuildings, but does not force or
open up the fabric. This means that the surveyor does not The report is in a standard format and includes the
take up carpets, floor coverings or floorboards, move following sections.
furniture, remove the contents of cupboards, roof spaces,
etc., remove secured panels and/or hatches or undo A Introduction to the report
electrical fittings. If necessary, the surveyor carries out parts B About the inspection
of the inspection when standing at ground level from public C Summary of the condition ratings
property next door where accessible. D About the property
E Outside the property
The surveyor may use equipment such as a damp-meter, F Inside the property
binoculars and a torch, and may use a ladder for flat roofs G Services
and for hatches no more than 3 metres above level ground H Grounds (including shared areas for flats)
(outside) or floor surfaces (inside) if it is safe to do so. The I Issues for your legal advisers
surveyor may inspect the roof space from the access hatch J Risks
but will not go into the roof space itself. Cellars are inspected K Surveyor’s declaration
if they are reasonably accessible, but under-floor voids are
not inspected. Description of the RICS Condition Report Service
Typical house diagram

Services to the property Condition ratings

Services are generally hidden within the construction of the The surveyor gives condition ratings to the ‘elements’ of the
property. This means that only the visible parts of the main building, garage and some outside elements. The
available services can be inspected, and the surveyor does condition ratings are described as follows.
not carry out specialist tests. The visual inspection cannot
assess the efficiency or safety of electrical, gas or other Condition rating 3 – defects that are serious and/or need
energy sources; plumbing, heating or drainage installations to be repaired, replaced or investigated urgently.
(or whether they meet current regulations); or the inside
condition of any chimney, boiler or other flue. Inspection Condition rating 2 – defects that need repairing or
chamber covers to the underground drainage system are not replacing but are not considered to be either serious or
lifted. urgent. The property must be maintained in the normal
way.
Condition rating 1 – no repair is currently needed. The
Outside the property property must be maintained in the normal way.
The surveyor inspects the condition of boundary walls,
fences, permanent outbuildings and areas in common NI – not inspected.
(shared) use. To inspect these areas, the surveyor walks The surveyor notes in the report if it was not possible to check
around the grounds and any neighbouring public property any parts of the property that the inspection would normally
where access can be obtained. cover. If the surveyor is concerned about these parts, the
Buildings with swimming pools and sports facilities are also report tells you about any further investigations that are
treated as permanent outbuildings, but the surveyor does not needed.
report on the leisure facilities, such as the pool itself and its The surveyor only outlines the justification for the condition
equipment, landscaping and other facilities (for example, rating and does not include any advice. The surveyor also
tennis courts and temporary outbuildings). does not report on the cost of any work to put right defects or
make recommendations on how repairs should be carried out.
Flats
When inspecting flats, the surveyor assesses the general Energy
condition of outside surfaces of the building, as well as its The surveyor has not prepared the Energy Performance
access areas (for example, shared hallways and staircases). Certificate (EPC) as part of the RICS Condition Report Service
The surveyor inspects roof spaces from the access hatch for the property. If the surveyor has seen the current EPC, he
only if they are accessible from within the property and it is or she will present the energy-efficiency and environmental
safe to do so. The surveyor does not inspect drains, lifts, fire impact ratings in this report. The surveyor does not check the
alarms and security systems. ratings and so cannot comment on their accuracy.

Dangerous materials, contamination and Issues for legal advisers

environmental issues The surveyor does not act as ‘the legal adviser’ and does not
comment on any legal documents. If, during the inspection, the
The surveyor does not make any enquiries about surveyor identifies any issues that legal advisers may need to
contamination or other environmental dangers. However, if investigate further, these will be listed and explained in section
the surveyor suspects a problem, he or she should I of the report (for example, check whether there is a warranty
recommend a further investigation. covering replacement windows). You should show your legal
The surveyor may assume that no harmful or dangerous adviser section I of this report.
materials have been used in the construction, and does not
have a duty to justify making this assumption. However, if the
inspection shows that these materials have been used, the
surveyor must report this and ask for further instructions. Continued...
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Description (continued)

Risks 3 Before the inspection – you tell the surveyor if you have
This section summarises defects and issues that present a any particular concerns about the property.
risk to the building or grounds, or a safety risk to people. 4 Terms of payment – you agree to pay the surveyor’s fee
These may have been reported and condition rated against and any other charges agreed in writing.
more than one part of the property or may be of a more
general nature, having existed for some time and which 5 Cancelling this contract – you are entitled to cancel this
cannot reasonably be changed. contract by giving notice to the surveyor’s office at any
time before the day of the inspection. The surveyor does
Note: The RICS Condition Report Service does not not provide the service (and reports this to you as soon as
include an opinion on either the Market Value of the possible) if, after arriving at the property, the surveyor
property or the reinstatement cost. decides that:

Standard terms of engagement (a) he or she lacks enough specialist knowledge of the
method of construction used to build the property; or
1 The service – the surveyor provides the standard RICS
Condition Report Service (‘the service’) described in the (b) it would be in your best interests to have an RICS
‘Description of the RICS Condition Report Service’, HomeBuyer Report or a building survey, rather than
unless you and the surveyor agree in writing before the the RICS Condition Report Service.
inspection that the surveyor will provide extra services.
Any extra service will require separate terms of If you cancel this contract, the surveyor will refund any
engagement to be entered into with the surveyor. money you have paid for the service, except for any
Examples of extra services include: reasonable expenses. If the surveyor cancels this
contract, he or she will explain the reason to you.
• costing of repairs;
• schedules of works; 6 Liability – the report is provided for your use, and the
• supervision of works; surveyor cannot accept responsibility if it is used, or relied
• re-inspection; upon, by anyone else.
• detailed specific issue reports; and
• market valuation and reinstatement cost. Complaints handling procedure
2 The surveyor – the service is to be provided by an The surveyor will have a complaints handling procedure and
AssocRICS, MRICS or FRICS member of the Royal will give you a copy if you ask for it.
Institution of Chartered Surveyors, who has the skills,
knowledge and experience to survey and report on the Note: These terms form part of the contract between you
property. and the surveyor.
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Typical house diagram

This diagram illustrates where you may find some of the building elements referred to
in the report.

Property address 1 Example Road, Example, Exampleshire, EX1 1EX