Receiving your building survey report is an exciting but potentially overwhelming moment. These comprehensive documents contain crucial information about your potential property purchase, but the technical language and detailed findings can be confusing. Birmingham Surveyor writes clear, accessible RICS survey reports that buyers can understand and act upon. This guide helps you interpret your survey report, understand what the findings mean, and know what actions to take based on our professional assessment.
What is a Building Survey Report?
A building survey report is a detailed professional assessment of a property's condition, structure, and defects. RICS-registered surveyors examine the property systematically, identify issues, assess their severity, and provide recommendations for repairs, maintenance, and further investigations.
The Traffic-Light Rating System Explained
All RICS Home Survey Level 2 reports use a standardized traffic-light system to rate the condition of different property elements. This color-coded approach makes it easy to identify priorities at a glance. Here's what each rating means:
Condition 1 (Green)
No repair is currently needed
Normal maintenance must be carried out, but the element is in good condition. Most well-maintained properties have many green ratings.
Condition 2 (Amber)
Defects that need repairing or replacing
Not urgent but requires attention in the near to medium term. Budget for these works. May affect property value or become urgent if neglected.
Condition 3 (Red)
Defects that are serious and/or need urgent repair
Serious problems requiring immediate attention. May need specialist investigation. Could affect property structural integrity, safety, or legal compliance.
Important Context
Remember that older properties naturally have more amber and red ratings than new builds. A Victorian house with some Condition 2 ratings is normal and expected. What matters is understanding the issues and their costs before you buy, not achieving a "perfect" report with all green ratings.
Standard Survey Report Sections
RICS Home Survey reports follow a standardized format making them easy to navigate. Here's what each section contains and what to look for:
Section A: About the Inspection
What it contains: Details of the inspection—when it took place, weather conditions, who was present, and any limitations.
What to check: Note any areas the surveyor couldn't access (e.g., blocked loft, locked outbuildings). These may need follow-up inspections.
Section B: About the Property
What it contains: Property description, accommodation, construction type, approximate age, and local environment.
What to check: Verify the description matches what you viewed. Check for any noted flood risks or environmental issues.
Section C: Outside Condition
What it contains: Detailed assessment of roof, chimneys, guttering, walls, windows, doors, and external areas.
Key elements examined:
- Roof covering and structure
- Chimney stacks and flues
- Rainwater goods (gutters and downpipes)
- External walls and rendering
- Damp-proof course
- Windows and external doors
- Conservatories and porches
- Other external features
Section D: Inside Condition
What it contains: Internal inspection findings including structural elements, dampness, and internal finishes.
Key elements examined:
- Roof structure (from inside)
- Ceilings and internal walls
- Floors and floor structure
- Fireplaces and chimney breasts
- Built-in fittings
- Dampness evidence
- Woodworm and timber decay
- Internal joinery and decoration
Section E: Services
What it contains: Assessment of property services and installations (limited inspection).
Key services covered:
- Electricity supply and wiring
- Gas supply and installations
- Water supply and plumbing
- Heating system
- Drainage (above ground visible only)
Important: Surveyors provide limited inspection of services. They don't test electrical systems, gas appliances, or drainage. Separate specialist tests are recommended for older installations.
Section F: Grounds
What it contains: Assessment of boundaries, outbuildings, driveways, and garden areas.
What's examined: Garages, sheds, boundary walls, fences, paths, driveways, and general grounds condition.
Section G: Issues for Your Legal Advisers
What it contains: Matters the surveyor believes your solicitor should investigate further.
Common issues flagged: Building regulation compliance, planning permissions, rights of way, boundary disputes, guarantees for previous works, Japanese knotweed presence.
Section H: Risks
What it contains: Summary of significant risks identified during inspection.
Typical risks noted: Safety hazards, health risks, structural concerns, urgent repairs needed.
Section I: Summary of Condition Ratings
What it contains: Easy reference table showing all condition ratings at a glance.
How to use it: Start here to quickly identify problem areas, then read detailed sections for specifics.
Professional survey reports provide clear traffic-light ratings for every property element
Common Survey Findings in Birmingham Properties
Based on thousands of surveys across Birmingham and the West Midlands, certain issues appear frequently. Understanding these common findings helps put your report in context:
Damp Issues
Frequency: 40-50% of older properties
Common Causes: Defective gutters, failed damp-proof course, condensation, penetrating damp through walls.
Typical Rating: Condition 2 (minor damp) to Condition 3 (serious dampness)
Roof Defects
Frequency: 35-45% of properties
Common Issues: Slipped/missing tiles, aging roof covering nearing end of life, valley gutter problems.
Typical Rating: Condition 2 (minor repairs needed) to Condition 3 (re-roofing required)
Electrical Issues
Frequency: 30-40% of older properties
Common Problems: Outdated wiring, old consumer units, insufficient earth bonding.
Typical Rating: Condition 2 (testing recommended) to Condition 3 (urgent rewiring needed)
Drainage Concerns
Frequency: 25-35% of properties
Common Issues: Cracked drains, root ingress, collapsed sections, poor surface water disposal.
Typical Rating: "Further investigation required" with CCTV drainage survey recommended
What to Do After Receiving Your Report
Your building survey report is a tool for informed decision-making. Here's a systematic approach to acting on the findings:
Read the Summary First
Start with Section I (Summary of Condition Ratings) and Section H (Risks). This gives you the big picture before diving into details.
Focus on Condition 3 Issues First
Read all red-rated items carefully. These are serious defects requiring immediate attention and significant expense. Understand what each issue means and its potential cost.
Review Condition 2 Items
Amber ratings represent future costs. List them and prioritize by urgency. Some can wait years, others need attention within months.
Get Specialist Quotes
For major defects, obtain quotes from appropriate specialists: roofers, electricians, damp specialists, structural engineers. This gives you concrete costs for negotiations.
Discuss with Your Surveyor
If anything is unclear, contact your surveyor. Birmingham Surveyor offers post-report consultations to discuss findings and answer questions.
Forward Legal Issues to Solicitor
Send Section G to your solicitor. They need to investigate planning permissions, building regulations, guarantees, and legal matters.
Negotiate or Walk Away
Armed with specialist quotes and understanding of issues, you can: request price reduction, ask seller to carry out repairs, proceed as-is with full knowledge, or walk away if problems are too severe.
Understanding Survey Report Language
Surveyors use specific terminology. Here are common phrases and what they really mean:
| Survey Term | What It Means | Your Action |
|---|---|---|
| "Further investigation required" | The surveyor has identified a potential issue but cannot determine its extent without specialist investigation | Commission specialist report before exchange (e.g., CCTV drainage survey, electrical test, structural engineer assessment) |
| "Beyond the scope of this inspection" | The issue falls outside what a general survey covers. Requires specialist expertise | Engage appropriate specialist if concerned about this element |
| "Unable to inspect" | The surveyor couldn't access this area (e.g., blocked loft, locked garage, heavy furniture) | Arrange access and request follow-up inspection, or accept the risk |
| "Nearing the end of its economic life" | This element (e.g., boiler, roof) is old and will need replacing in the near future, though still functional | Budget for replacement within 1-5 years. Get quotes and factor into price negotiations |
| "Monitoring recommended" | The issue isn't urgent but should be watched in case it worsens | Take photos after moving in. Check periodically for changes |
| "Typical for a property of this age" | This is a normal feature/issue in buildings of this era, not exceptional | Accept as part of owning an older property. Factor maintenance into ongoing costs |
| "Subject to specialist testing" | Visual inspection suggests a problem, but confirmation requires technical testing | Commission appropriate test (e.g., asbestos sampling, electrical testing certificate) |
| "Sympathetic repair using traditional methods" | Use appropriate traditional materials and techniques, not modern alternatives (common for listed/older buildings) | Engage specialists familiar with heritage construction. Expect higher costs |
Cost Implications of Survey Findings
Understanding typical repair costs helps you make informed decisions about purchase price negotiations. Here are approximate costs for common Birmingham property issues (2024):
Major Works (Condition 3)
- Full re-roof (terraced): £8,000 - £15,000
- Full rewiring: £4,000 - £8,000
- Underpinning: £10,000 - £50,000+
- Damp-proof course: £1,500 - £4,000
- New boiler + system: £2,500 - £5,000
- Structural repairs: £5,000 - £20,000+
Medium Works (Condition 2)
- Roof repairs: £500 - £3,000
- Gutter replacement: £400 - £1,200
- Window repairs: £300 - £2,000
- Damp treatment: £500 - £2,000
- Drainage repairs: £500 - £3,000
- Repointing: £1,500 - £5,000
Negotiation Strategy
Don't simply deduct repair costs from your offer. Sellers expect buyers to negotiate, but a fair approach considers: the property's market value, how desperate the seller is, comparable properties, and your willingness to take on the work. A survey revealing £15,000 of repairs doesn't automatically mean £15,000 off—but it's strong negotiating leverage.
Frequently Asked Questions
Birmingham Surveyor typically delivers reports within 3-5 working days of the inspection. Rush reports can be provided within 48 hours for an additional fee if you're facing tight completion deadlines.
Contact your surveyor directly. Birmingham Surveyor offers free post-report consultations. We're happy to explain findings, discuss concerns, and advise on next steps. Don't make major decisions based on misunderstanding—ask for clarification.
You own the report and decide who sees it. Typically, you share relevant extracts when negotiating price reductions or requesting repairs. Your solicitor may share specific sections when addressing legal issues. However, you're not obligated to provide the full report to sellers.
Not necessarily. Many older properties have Condition 3 ratings for elements nearing end of life. What matters is: Can you afford the repairs? Are you getting appropriate price discount? Do the repairs put the property's value above what you'll pay? Sometimes properties with issues offer excellent value if priced accordingly.
"Unable to inspect" means physical access wasn't possible—the surveyor couldn't see the area. "Further investigation required" means the surveyor saw something concerning but needs specialist testing to determine extent. Both require follow-up action before you exchange contracts.
No. Once you've exchanged contracts, you're legally committed to buying at the agreed price. The survey must be completed and acted upon before exchange. This is why timing your survey properly in the purchase process is crucial.
Focus on expensive items (likely £1,000+) and Condition 2 items the surveyor emphasizes. Minor repairs like redecorating or small maintenance jobs don't need formal quotes—you can estimate these reasonably accurately yourself or accept them as part of homeownership.
Lenders conduct separate valuations focused on property value, not condition. Your building survey is for your information and doesn't automatically go to the lender. However, if the valuer spots serious defects, they may downvalue or refuse lending. This protects you from overpaying for a property with major issues.
Survey reports are a snapshot of property condition at the inspection date. They're typically valid for 3-6 months, though this depends on the property and any ongoing issues. If your purchase is delayed, discuss with your surveyor whether an updated inspection is advisable.
Not really. Surveys are commissioned for specific purchases and aren't transferable. Future buyers will want their own survey reflecting current condition. However, if you've addressed all the issues raised, this demonstrates good property maintenance to potential buyers.
Why Birmingham Surveyor Reports Stand Out
Clear, Jargon-Free Language
We write in plain English that property buyers can understand. Technical terms are explained in context, and we avoid unnecessary complexity.
Comprehensive Photography
Every defect is photographed with clear captions. Visual evidence helps you understand issues and supports negotiations with sellers.
Post-Report Support
We're available to discuss your report, answer questions, and provide guidance on next steps. You're not left alone to interpret findings.
Local Context
Our knowledge of Birmingham properties means we provide context on whether issues are typical for the area and property type.
Cost Guidance
We provide indicative cost ranges for repairs, helping you budget and negotiate effectively.
Prioritized Recommendations
We clearly identify which issues are urgent, which can wait, and which are simply maintenance reminders.
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