RICS Building / HomeBuyer Survey
buildingRICS 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) |
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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