Property address Sample.

Client’s name Sample.

Date of inspection 1st August 2014.

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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 the 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.

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B About the inspection

Surveyor’s name Sample.

Surveyor’s RICS 0076355.

number

Company name Marshalls Chartered Surveyors.

Date of the inspection 1st August 2014. Report reference number Sample.

Related party Not applicable.

disclosure

Full address and Sample.

postcode of the
property

Weather conditions It was wet with heavy showers at the time of the inspection. This followed a
when the inspection period of changeable weather.
took place

The status of the The property was unoccupied and unfurnished, but there were floor coverings and
property when the finishes in the rooms.
inspection took place
The vendors were not present at the time of our visit.

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About the inspection
B (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 fixed 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 parts 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.

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 property must be maintained in the normal way.

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

Not inspected (see ‘Important note’ below).

The report covers matters that, in the surveyor’s opinion, need to be dealt with or may affect
the value of the property.

Important note: We carry out only a visual inspection. This means 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 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.

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Summary of the condition
C 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 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.

Section of the report Element number Element name

E: Outside the property N/A There are no elements with this condition rating.

F: Inside the property N/A There are no elements with this condition rating.

G: Services G1 Electricity.
G2 Gas/oil.
G4 Heating.

H: Grounds (part) N/A There are no elements with this condition rating.

Section of the report Element number Element name

E: Outside the property E7 Conservatory and porches.

E8 Other joinery and finishes.

F: Inside the property F1 Roof structure.

F2 Ceilings.
F3 Walls and partitions.
F7 Woodwork.
F9 Other.

G: Services N/A There are no elements with this condition rating.

H: Grounds (part) N/A There are no elements with this condition rating.

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Summary of the condition
C ratings

Section of the report Element number Element name

E: Outside the property E2 Roof coverings.

E3 Rainwater pipes and gutters.
E4 Main walls.
E5 Windows.
E6 Outside doors (including patio doors).

F: Inside the property F4 Floors.

F6 Built-in fittings.
F8 Bathroom fittings.

G: Services G3 Water.
G5 Water heating.
G6 Drainage.

H: Grounds (part) H1 Garage.

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D About the property

Type of property The property comprises a mid-terraced two storey house, which faces
approximately south.

Approximate year the property was built 1973.

Approximate year the property was extended 1980.

Approximate year the property was converted Not applicable.

Information relevant to flats and maisonettes Not applicable.

Accommodation

Living Bed- Bath or Separate Utility Conser- Name of

Floor Kitchen Other
rooms rooms shower toilet room vatory other

Lower ground

Ground
2 1 1
First
2 1
Second

Third

Other

Roof space

Construction

The main roof is covered with concrete tiles. There is a flat felt covered roof over
the rear extension.
The walls are constructed of cavity brick and blockwork.
The floors are of concrete and suspended timber construction.

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D About the property

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 D66
impact rating

Mains services
The marked boxes show that the mains services are present

Gas Electricity Water Drainage

Central heating
Gas Electric Solid fuel Oil None

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

None.

Grounds
The property occupies a regular and fairly level plot, which has enclosed gardens
to the rear. The front gardens are open plan.

There is a single sized semi-integral garage and a double glazed conservatory.

There are no other permanent outbuildings.

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E Outside the property

Limitations to inspection

E1 There are no chimney stacks.

Chimney stacks

E2 The main roof is covered with interlocking concrete tiles finished with half-
Roof coverings round ridge tiles.
The exposed roof edges (verges) are finished with mortar pointing set on
cement undercloak boards that may contain asbestos (See section J3 –
Risks to People). The inner edges of the coverings are sealed with lead
flashings.
There is a flat felt covered roof over the rear extension.

The mortar below a number of the tiles finishing the ridges has cracked
and weathered. Condition Rating 1.
The flat roof over the rear extension is has leaked and been previously
patched. Condition Rating 1.

E3 Stormwater from the roofs discharges into plastic rainwater fittings.

Rainwater pipes
and gutters

E4 The walls are constructed of cavity brick and blockwork with bitumen felt
Main walls and plastic damp-proof courses. There is a tile-hung panel to the front
elevation.
The walls generally measure around 275mm in thickness.

There is some cracking between the original part of the property and the
rear extension. Indicating slight consolidation of the extension. Condition
Rating 1.

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E Outside the property

E5 The property is fitted with PVC-u framed windows, which are double
Windows glazed. There are also timber double glazed roof windows in the extension.

E6 The doors are PVC-u framed.

Outside doors
(including patio doors)

E7 The conservatory is constructed of cavity walls and PVC-u framing with a

Conservatory plastic multi-wall roof.
and porches

Some of the double glazed sealed units have failed. Condition Rating 2.

E8 The other areas of external joinery are formed with timber and PVC-u. The
Other joinery soffits (the horizontal boards between the walls and the vertical fascia
and finishes boards) are formed with cement boarding, which may contain asbestos
(See section J3 – Risks to People).

The joinery has suffered from some rot and the external decorative
finishes are worn. Condition Rating 2.

E9 There are no other external matters affecting the main property that
Other require further comment.

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F Inside the property

Limitations to inspection

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

F1 Access to the roof space is gained via a hatch in the landing ceiling. There
Roof structure is a loft ladder, but no light. The roof is constructed of timber pre-formed
trusses. The roof slopes are lined with felt, which provides secondary
protection against water and snow penetration.

The roof trusses are provided with inadequate wind bracing. Condition
Rating 2.
The linings projecting externally along the eaves (bottom of the roof) have
perished and are not properly dressed into the guttering, which could lead
to water penetration and decay. Condition Rating 2.
There are signs of nesting mice in the roof. Condition Rating 2.

F2 The ceilings are constructed of plasterboard with plastered and textured

Ceilings paint (often called Artex) finishes. Some older textured finishes contain a
small amount of asbestos (See section J3 – Risks to People). Condition
Rating 1.

The decorations are worn. Condition Rating 2.

F3 The internal walls and partitions are constructed of masonry and studwork
Walls and partitions with plastered and boarded finishes. There is tiling to the ‘wet’ areas.

The decorations are worn. Condition Rating 2.

F4 The ground floors are of concrete construction with exposed concrete and
Floors tiled finishes. The first floors are of suspended timber construction with
tiled and laminate finishes. Floor finishes and coverings prevented a
detailed inspection.
The old thermoplastic tiles may contain asbestos (See section J3 – Risks to
People). Condition Rating 1.

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F Inside the property

F5 There are no open fireplaces.

Fireplaces, chimney
breasts and flues

F6 There is a good range of modern units in the kitchen. There are also some
Built-in fittings (built-in useful fitted cupboards.
kitchen and other fittings,
not including appliances)

There is no extracting cooker hood or fan in the kitchen. Condition Rating

1.

F7 The property is fitted with moulded panel and glazed doors. The stairs,
Woodwork (for skirting boards, door linings and other areas of joinery are constructed of
example, staircase timber, ply and MDF.
and joinery)

The gaps in the stair rail (balustrade) are wider than recommended (See
section J3 – Risks to People). Condition Rating 2.
The decorations are worn. Condition Rating 2.

F8 There are modern sanitary fittings in the bathroom.

Bathroom fittings

F9 Detectors
Other
There are no smoke detectors (See section J3 – Risks to People).
Condition Rating 2.
There is no heat detector in the kitchen or carbon monoxide detector fitted
(See section J3 – Risks to People). Condition Rating 2.

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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

G1 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
Electricity 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.

Mains electricity is connected with the meter and consumer unit situated in
the understairs cupboard. Short circuit protection is provided by both fuses
and circuit breakers. There is also a RCD (a residual current device
providing additional protection).
There is also a supply to the garage.

The installation has seen some updating, although it is unlikely to comply

with the latest wiring regulations (See section J3 – Risks to People). Some
upgrading is likely to be required and an Electrical Installation Condition
Report should be undertaken by a registered electrical contractor who is a
member of The Electrical Safety Register
(www.electricalsafetyregister.com). Condition Rating 3 (further inspection)
(See section J3 – Risks to People).

G2 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
Gas/oil 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.

Mains gas is connected with the meter located in the understairs cupboard.

The gas installation and all appliances should be inspected for safety by a
member of a ‘competent person scheme’ such as a Gas Safe Registered
engineer (See section J3 – Risks to People). Condition Rating 3 (further
inspection).

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G Services

G3 Mains water is connected with the external stop tap located in the road
Water verge. There is a meter fitted. The internal stop tap is located under the
kitchen sink with the incoming service pipe run in plastic.
Water is stored in an insulated plastic tank situated in the loft.
The service pipework is plumbed in copper.

G4 Central heating is provided by a relatively new Potterton gas-fired boiler

Heating situated in the garage. There are radiators in most areas of the property.

The central heating system was in operation at the time of our visit. The
heating installation should be inspected for safety by a member of a
‘competent person scheme’ (See section J3 – Risks to People). Condition
Rating 3 (further inspection).
Some of the service pipes are buried in the floor screed (top concrete
surface of the solid floor). Chemicals in concrete can attack the pipes
causing leakages into the floor, which can be very disruptive (See section
J1 – Risks to the Building). Condition Rating 1.

G5 Hot water is provided by the central heating boiler and stored in a copper
Water heating foam lagged cylinder located in the airing cupboard. There is also an
electric immersion heater for alternative provision.

The hot water service pipework is plumbed in copper.

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

G6 Surface Water Drainage

Drainage
Surface water from the downpipes is likely to drain to soakaways (usually
pits filled with rubble) or a separate drainage system. Without excavation,
the layout of the system cannot be confirmed, but there are no signs of
flooding or blockages. Condition Rating 1.

Foul Drainage
It is assumed that the property is connected to the main sewer, which has
been adopted and is maintained at the public expense. The drains are
likely to be shared.
There is a single inspection chamber visible within the plot.

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G Services

G7 Not applicable.
Common services

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Grounds (including shared areas for
H flats)

Limitations to inspection

H1 There is a single sized semi-integral garage.

Garage

The ceiling is formed in cement sheeting, which is may contain a small

proportion of asbestos (See section J3 – Risks to People).

H2 There are no permanent outbuildings.

Other

H3 The plot is bounded by mainly timber fences, which are in some disrepair.
General
Most areas of hardstanding are laid with concrete pavings and
tarmacadam, which are cracked and uneven in places.
The pond is unprotected and potentially unsafe for smaller children (See
section J3 – Risks to People).

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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 your 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 Your Legal Adviser should check the following:

Regulation
- That Local Authority notifications and approvals for the extension works
were obtained and all necessary statutory inspections have been made. If
regulations have been breached, it is possible that alteration works could
be needed to ensure compliance.

I2 Your Legal Advisers should check for the existence, validity and transferability of
Guarantees any guarantees, certificates, warranties and service records. These should be
made available to you before completion.
Likely items include:
- The cavity wall installation.
- Installation of the replacement windows and doors.
- The conservatory.
- The replacement boiler.

I3 Your Legal Adviser should check the following:

Other matters
- The property is currently tenanted and it should be confirmed that vacant
possession will be available.
- That the road is adopted (maintained at public expense) by the Highway
Authority.
- That the main sewer is adopted (maintained at public expense) by the
Highway Authority.
- Your rights and responsibilities to maintain the shared private drains (the
parts of the system between the property and the main sewer).
- The ownership of the boundaries.
- Whether the property has been flooded in the past. If flooding has
occurred, it should be confirmed to what extent and whether repairs were
undertaken under insurance. It is also important to confirm that
continuing insurance cover will be available.

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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 reasonably be changed.

J1 Pipes run in the floor screed (G4 – Heating).

Risks to the building

J2 There are no significant risks to the grounds.

Risks to the grounds

J3 The presence of materials that may contain asbestos (E2 – Roof coverings).
Risks to people
The presence of materials that may contain asbestos (F2 – Ceilings).
The presence of materials that may contain asbestos (F4 – Floors).
The staircase (F7 – Woodwork).
Inadequate detectors (F9 – Other).
The electrical installation (G1 – Electricity).
The gas installation (G2 – Gas/Oil).
The heating installation (G4 – Heating).
The presence of materials that may contain asbestos (H1 – Garage).
The unprotected pond (H3 – General).

J4 There are no other significant risks.

Other

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K Surveyor’s declaration

“I confirm that I have inspected the property and prepared this report.”

Signature

Surveyor’s RICS number Sample. Qualifications MRICS

For and on behalf of

Company Marshalls Chartered Surveyors

Address Sample.

Town Sample. County

Postcode Sample. Phone number

Website www.marshallsgroup.com Fax number

Email richardf@marshallsgroup.com

Property address Sample.

Client’s name Sample. Date this report 1st August 2014.

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 representation 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.

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What to do now

Getting quotations
The cost of repairs may influence the amount you are prepared to pay for the property. Before you make a
legal commitment to buy the property, you should get reports and quotations for all the repairs and
further investigations the surveyor may have identified.

You should get at least two quotations from experienced contractors who are properly insured.

You should also:

 ask them for references from people they have worked for;

 describe in writing exactly what you will want them to do; and

 get the contractors to put the quotations in writing.

Some repairs will need contractors with specialist skills and who are members of regulated organisations
(for example, electricians, gas engineers, plumbers and so on). Some work may also need you to get
Building Regulations permission or planning permission from your local authority.

Further investigations
If the surveyor is concerned about the condition of a hidden part of the building, could only see part of a
defect or does not have the specialist knowledge to assess part of the property fully, the surveyor may
have recommended that further investigations should be carried out to discover the true extent of the
problem.

Who you should use for these further investigations

You should ask an appropriately qualified person, though it is not possible to tell you which one.
Specialists belonging to different types of organisations will be able to do this. For example, qualified
electricians can belong to five different government-approved schemes. If you want further advice, please
contact the surveyor.

What the further investigations will involve

This will depend on the type of problem, but to do this properly, part of the home may have to be
disturbed and so you should discuss this matter with the current owner. In some cases, the cost of
investigation may be high.

When to do the work

The condition ratings help describe the urgency of the repair and replacement work. The following
summary may help you decide when to do the work.

 Condition rating 2 – repairs should be done soon. Exactly when will depend on the type of problem, but
it usually does not have to be done right away. Many repairs could wait weeks or months, giving you
time to organise suitable reports and quotations.

 Condition rating 3 – repairs should be done as soon as possible. The speed of your response will
depend on the nature of the problem. For example, repairs to a badly leaking roof or a dangerous gas
boiler need to be carried out within a matter of hours, while other less important critical repairs could
wait for a few days.

Warning
Although repairs of elements with a condition rating 2 are not considered urgent, if they are not addressed
they may develop into defects needing more serious repairs. Flat roofs and gutters are typical examples.
These can quickly get worse without warning and result in serious leaks.

As a result you should regularly check elements with a condition rating 2 to make sure they are not
getting worse.

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Service

The service The surveyor may assume that no harmful or dangerous

materials have been used in the construction, and does not
The RICS Condition Report Service includes: have a duty to justify making this assumption. However, if
 an inspection of the property (see ‘The inspection’); the inspection shows that these materials have been used,
 a report based on the inspection (see ‘The report’). the surveyor must report this and ask for further
instructions.
The surveyor who provides the RICS Condition Report
Service aims to tell you about: The surveyor does not carry out an asbestos inspection and
does not act as an asbestos inspector when inspecting
 the construction and condition of the property on the date
properties that may fall within the Control of Asbestos
it was inspected;
Regulations 2006. With flats, the surveyor assumes that
 any defects that need urgent attention or are serious; there is a ‘dutyholder’ (as defined in the regulations), and
 things that need further investigation to prevent serious that in place are an asbestos register and an effective
damage to the fabric of the building; and management plan which does not present a significant risk
 defects or issues that may be hazardous to safety. to health or need any immediate payment. The surveyor
does not consult the dutyholder.
The inspection
The report
The surveyor inspects the inside and outside of the main
building and all permanent outbuildings, but does not force The surveyor produces a report of the inspection for you to
or open up the fabric. This means that the surveyor does not use, but cannot accept any liability if it is used by anyone
take up carpets, floor coverings or floorboards, move else. If you decide not to act on the advice in the report,
furniture, remove the contents of cupboards, roof spaces, you do this at your own risk. The report provides you with
etc., remove secured panels and/or hatches or undo an objective assessment on the general condition of the
electrical fittings. If necessary, the surveyor carries out parts main elements of a property. This is expressed in terms of
of the inspection when standing at ground level from public condition ratings.
property next door where accessible. The report is in a standard format and includes the
The surveyor may use equipment such as a damp-meter, following sections.
binoculars and a torch, and may use a ladder for flat roofs A Introduction to the report
and for hatches no more than 3 metres above ground level B About the inspection
(outside) or floor surfaces (inside) if it is safe to do so. The C Summary of the condition ratings
surveyor may inspect the roof space from the access hatch D About the property
but will not go into the roof space itself. Cellars are inspected E Outside the property
if they are reasonably accessible, but under-floor voids are F Inside the property
not inspected. G Services
H Grounds (including shared areas for flats)
Services to the property
I Issues for your legal advisers
Services are generally hidden within the construction of the J Risks
property. This means that only the visible parts of the K Surveyor’s declaration
available services can be inspected, and the surveyor does
not carry out specialist tests. The visual inspection cannot Description of the RICS Condition Report Service
assess the efficiency or safety of electrical, gas or other Typical house diagram
energy sources; plumbing, heating or drainage installations
(or whether they meet current regulations); or the inside Condition ratings
condition of any chimney, boiler or other flue. Inspection The surveyor gives condition ratings to the ‘elements’ of
chamber covers to the underground drainage system are not the main building, garage and some outside elements. The
lifted. condition ratings are described as follows.
Outside the property Condition rating 3 – defects that are serious and/or
need to be repaired, replaced or investigated urgently.
The surveyor inspects the condition of boundary walls,
fences, permanent outbuildings and areas in common Condition rating 2 – defects that need repairing or
(shared) use. To inspect these areas, the surveyor walks replacing but are not considered to be either serious or
around the grounds and any neighbouring public property urgent. The property must be maintained in the
where access can be obtained. normal way.
Buildings with swimming pools and sports facilities are also Condition rating 1 – no repair is currently needed.
treated as permanent outbuildings, but the surveyor does The property must be maintained in the normal way.
not report on the leisure facilities, such as the pool itself and NI – not inspected.
its equipment, landscaping and other facilities (for example, The surveyor notes in the report if it was not possible to
tennis courts and temporary outbuildings). check any parts of the property that the inspection would
Flats normally cover. If the surveyor is concerned about these
parts, the report tells you about any further investigations
When inspecting flats, the surveyor assesses the general
that are needed.
condition of outside surfaces of the building, as well as its
access areas (for example, shared hallways and staircases). The surveyor only outlines the justification for the condition
The surveyor inspects roof spaces from the access hatch only rating and does not include any advice. The surveyor also
if they are accessible from within the property and it is safe does not report on the cost of any work to put right defects
to do so. The surveyor does not inspect drains, lifts, fire or make recommendations on how repairs should be
alarms and security systems. carried out.

Dangerous materials, contamination and Energy

environmental issues The surveyor has not prepared the Energy Performance
The surveyor does not make any enquiries about Certificate (EPC) as part of the RICS Condition Report
contamination or other environmental dangers. However, if Service for the property. If the surveyor has seen the
the surveyor suspects a problem, he or she should current EPC, he or she will present the energy-efficiency
recommend a further investigation. and environmental impact ratings in this report. The
surveyor does not check the ratings and so cannot
comment on their accuracy.

Continued…

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Description (continued)

Issues for legal advisers 3 Before the inspection – you tell the surveyor if you
The surveyor does not act as ‘the legal adviser’ and does not have any particular concerns about the property.
comment on any legal documents. If, during the inspection, 4 Terms of payment – you agree to pay the surveyor’s
the surveyor identifies any issues that your legal advisers fee and any other charges agreed in writing.
may need to investigate further, these will be listed and 5 Cancelling this contract – you are entitled to cancel
explained in section I of the report (for example, check this contract by giving notice to the surveyor’s office at
whether there is a warranty covering replacement windows). any time before the day of the inspection. The
You should show your legal adviser section I of this report. surveyor does not provide the service (and reports this
Risks to you as soon as possible) if, after arriving at the
This section summarises defects and issues that present a property, the surveyor decides that:
risk to the building or grounds, or a safety risk to people. (a) he or she lacks enough specialist knowledge of
These may have been reported and condition rated against the method of construction used to build the
more than one part of the property or may be of a more property; or
general nature, having existed for some time and which (b) it would be in your best interests to have an RICS
cannot reasonably be changed. HomeBuyer Report or a building survey and a
Note: The RICS Condition Report Service does not valuation, rather than the RICS Condition Report
include an opinion on either the Market Value of the Service.
property or the reinstatement cost. If you cancel this contract, the surveyor will refund
any money you have paid for the service, except for
Standard terms of engagement any reasonable expenses. If the surveyor cancels this
1 The service – the surveyor provides the standard RICS contract, he or she will explain the reason to you.
Condition Report Service (‘the service’) described in the 6 Liability – the report is provided for your use, and the
‘Description of the RICS Condition Report Service’, surveyor cannot accept responsibility if it is used, or
unless you and the surveyor agree in writing before the relied upon, by anyone else.
inspection that the surveyor will provide extra services.
Any extra service will require separate terms of Complaints handling procedure
engagement to be entered into with the surveyor. The surveyor will have a complaints handling procedure
Examples of extra services include: and will give you a copy if you ask for it.
 costing of repairs;
 schedules of works; Note: These terms form part of the contract between
 supervision of works; you and the surveyor.
 re-inspection;
 detailed specific issue reports; and
 market valuation and reinstatement cost.
2 The surveyor – the service is to be provided by an
AssocRICS, MRICS or FRICS member of the Royal
Institution of Chartered Surveyors, who has the skills,
knowledge and experience to survey and report on the
property.

Property address Sample.

 23
Typical house diagram

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

Property address Sample.