RICS Building / HomeBuyer Survey

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RICS Home Survey Standard (2019) · Level 2 (HomeBuyer) & Level 3 (Building Survey) · Sections A–K

Condition Ratings:1 — No repair needed2 — Repair / replacement needed (not urgent)3 — Urgent repair or replacementNI — Not Inspected

A — Inspection

Flat section

Field	Description
Limitations on inspection	Parts of the property not inspected — access denied, unsafe, concealed, or outside the standard scope
Parts not inspected	Specific list of excluded areas (e.g. roof void not accessible, cellar not entered)

B — Overall Opinion

Flat section

Field	Description
Overall Opinion	Surveyor's top-level narrative — key findings, purchase suitability, and headline recommendations

C — About the Property

Flat section

Field	Description
Property description	Construction method, approximate age, type, tenure, orientation, neighbourhood — AI-drafted narrative

D — Outside the Property

Collapsible · codes D1–D8

Code	Element	What to assess
D1	Chimney stacks	Render, pointing, cap, flashings, stacks above roof line — condition and stability
D2	Roof coverings	Tiles/slates — slippage, cracking, ridge, verge, valley, moss, expected lifespan
D3	Rainwater pipes and gutters	Cast iron or uPVC, leaking joints, rust, blockages, staining to walls below
D4	Main walls	Construction type, mortar erosion, spalling, cracking, bulging, signs of damp penetration
D5	Windows	Frame material, glazing type, failed sealed units, condensation, ironmongery, sills
D6	Outside doors (incl. patio doors)	Front entrance, rear patio, composite/uPVC/timber — condition and weather-tightness
D7	Conservatory and porches	Structure, glazing, drainage — record NI if not present
D8	Other joinery and finishes	Fascias, soffits, bargeboards — paint breakdown, rot, end-grain damage

E — Inside the Property

Collapsible · codes E1–E8

Code	Element	What to assess
E1	Roof structure	Roof void — rafters, ridge, purlins, water ingress evidence, timber decay, insect attack, insulation level
E2	Ceilings	Lath & plaster or plasterboard — cracking, staining, sagging, historical water damage
E3	Walls and partitions	Solid brick or stud — cracking, damp, movement, evidence of previous alterations
E4	Floors	Suspended timber or solid — springiness, sub-floor ventilation, upper floor condition
E5	Fireplaces, chimney breasts and flues	Open fires, gas fires, flue swept/certified, chimney breast structural condition
E6	Internal joinery	Skirting, architraves, staircase, internal doors — wear, rot, operational condition
E7	Bathroom fittings	Sanitaryware age, tiling, silicone seals, visible leaks, en-suite condition
E8	Other	Cellar, undercroft, or any other internal elements not listed above

F — Services

Collapsible · codes F1–F8

Code	Element	What to assess
F1	Electricity	Consumer unit type, RCD protection, EICR status — outdated installation, rewire required
F2	Gas / oil	Mains gas or oil connection, Gas Safety Certificate, partial upgrade, Gas Safe registration
F3	Water	Mains connection, pipework material (lead, copper, plastic), visible leaks or low pressure
F4	Heating	Boiler type, age, expected lifespan (10–15 yrs), service history, distribution system
F5	Water heating	Combination boiler, separate cylinder or immersion heater — age and condition
F6	Drainage	Public sewer or septic, blockage evidence, subsidence adjacent to drainage runs
F7	Common services	Flats / shared buildings only — communal heating, lifts, shared water. Record NI for houses.
F8	Other services	Oil tank, LPG, solar PV/thermal, EV charging point, MVHR — condition and age

G — Grounds

Collapsible · codes G1–G3

Code	Element	What to assess
G1	Garage	Construction, roof material (note asbestos cement), access road, structural integrity
G2	Permanent outbuildings	Sheds, workshops, summerhouses — structural condition for age and purpose
G3	Other	Boundary walls/fences, EPC rating, Japanese knotweed, flood risk, retaining walls

H — Legal Issues

Collapsible · codes H1–H3

Code	Element	What to include
H1	Statutory and planning matters	Planning permissions, Building Regs approvals, enforcement notices, Local Authority Search, planning portal
H2	Guarantees and warranties	Damp-proof, timber treatment, windows, roof, NHBC — remaining term and transferability
H3	Other matters	Shared access rights, party wall, boundary disputes — refer to solicitor before exchange

I — Risks

Collapsible · codes I1–I3

Code	Element	What to include
I1	Risks to the building	Structural deterioration, water ingress, fire risk — reference specific element codes (e.g. D2, E1)
I2	Risks to the grounds	Asbestos, Japanese knotweed, flood risk, drainage failure, unstable slopes
I3	Risks to people	Health & safety hazards — electrics, asbestos, radon zone enquiry (UKHSA map)

J — Property Valuation

Level 2 + Valuation only

Field	Description
Market value	RICS Red Book opinion of market value as at the inspection date, in figures and words
Reinstatement cost	Rebuild cost for buildings insurance purposes
Tenure & area	Tenure and gross internal area (sq m GIA)
Assumptions	Standard Red Book assumptions plus any property-specific considerations
Comparable evidence	Recent sold prices at the property’s postcode from HM Land Registry, for the surveyor’s own reference — optional in the finished report

Only on the Home Survey — Level 2 + Valuation variant, which requires the surveyor to be a RICS Registered Valuer. On the standard Level 2/3 templates, sections J onward shift down one letter (What to Do Now becomes K, not L).

K — What to Do Now

Flat section

Sub-section	Timing	Description
K1 — Urgent matters	Before exchange	Rating 3 items and critical defects that must be resolved or quoted before contracts exchange
K2 — Further investigations	Within 3 months	Specialist investigations required after purchase — structural engineer, EICR, drainage CCTV, etc.
K3 — Limitations	Reference	Any limitations on the scope — areas not accessed, items requiring further assessment

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