How to Read and Understand Your Building Survey Report

Your building survey report has arrived, but the technical language and detailed findings can feel overwhelming. This guide helps you understand what your surveyor is telling you and how to take appropriate action.

As RICS chartered surveyors, we write hundreds of survey reports each year for property buyers in Chiswick. We understand that for many people, this is their first survey report and the terminology can be confusing. This comprehensive guide demystifies survey reports and helps you make informed decisions about your property purchase.

Understanding Survey Report Structure

A typical RICS Level 2 homebuyer survey report is 50-60 pages long, while a Level 3 building survey can be 80-100 pages. The reports follow a standard structure making them easier to navigate once you understand the format.

Key Sections of Your Survey Report

• Executive Summary: Quick overview of the most important findings
• Property Details: Address, construction type, and approximate age
• Condition Ratings: Traffic light system showing urgency of issues
• Section-by-Section Analysis: Detailed findings for each part of the property
• Summary of Defects: All significant problems listed together
• Recommendations: Actions you should take before or after purchase
• Estimated Costs: Rough figures for major repairs
• Legal Matters: Issues requiring solicitor attention
• Photographs: Visual evidence of defects found

The Traffic Light Rating System

RICS Level 2 surveys use a simple traffic light system to indicate the urgency and severity of issues. Understanding these ratings is crucial for prioritizing repairs and negotiations.

Condition Rating 1 (Green)

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

• Elements in good condition requiring only normal maintenance
• Minor wear and tear appropriate for the property's age
• No action required before purchase
• Budget for routine maintenance in future years
• Examples: Roof in good condition, recently decorated walls, new boiler

Condition Rating 2 (Amber)

Defects that need repairing or replacing but are not considered to be either serious or urgent.

• Issues requiring attention within the next 1-3 years
• Could worsen if not addressed but not immediately critical
• Plan and budget for repairs after purchase
• May be worth negotiating price reduction for major amber items
• Examples: Aging gutters, worn pointing, outdated electrics, roof nearing end of life

Condition Rating 3 (Red)

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

• Requires immediate attention or specialist investigation
• Could affect property value or mortgageability
• Should be addressed before legal completion if possible
• Strong grounds for price renegotiation
• May require specialist contractor quotes
• Examples: Major structural cracks, serious damp, failing roof, unsafe electrics

Common Survey Terminology Explained

Surveyors use technical terms that may be unfamiliar to property buyers. Here are the most common terms you'll encounter:

Structural Terms

• Subsidence: Downward movement of foundations causing structural damage
• Settlement: Normal consolidation of foundations, usually not serious
• Movement: Any changes in the building's structure or position
• Lintel: Horizontal beam above windows and doors supporting wall above
• DPC (Damp Proof Course): Moisture barrier preventing rising damp
• Joist: Horizontal timber beams supporting floors and ceilings
• Rafter: Sloping timber beams supporting the roof
• Purlin: Horizontal beam supporting rafters

Damp-Related Terms

• Rising Damp: Ground moisture traveling up walls through capillary action
• Penetrating Damp: Water entering through defects in external fabric
• Condensation: Moisture from air condensing on cold surfaces
• Efflorescence: White salt deposits indicating moisture movement
• Hygroscopic Salts: Salts that attract moisture from the air

Defect Terms

• Spalling: Surface of brickwork flaking or crumbling
• Delamination: Layers of material separating (render, paint, plaster)
• Pointing: Mortar between bricks
• Render: Cement or lime coating applied to external walls
• Soffit: Underside of roof overhang
• Fascia: Board fixed to rafter ends carrying guttering

How to Read Each Section

Survey reports examine the property systematically from top to bottom. Understanding how each section is analyzed helps you prioritize issues.

Roof Section

• Covering materials (tiles, slates) and their condition
• Chimney stacks, pots, and flashings
• Roof structure and any visible defects from loft inspection
• Gutters and downpipes
• Look for: Missing tiles, defective flashings, sagging, inadequate insulation

External Walls Section

• Construction type (cavity, solid, render)
• Condition of brickwork, pointing, and render
• Cracks and their significance
• Damp proof course presence and effectiveness
• Look for: Structural cracks, damp staining, poor pointing, render defects

Windows and Doors Section

• Frame material and condition
• Evidence of decay, especially in timber frames
• Operation and security
• Seals and weatherproofing
• Look for: Rot in timber frames, failed double glazing, poor fitting

Internal Section

• Walls, ceilings, and floors condition
• Evidence of damp, condensation, or structural movement
• Joinery and built-in fittings
• Look for: Cracking, damp patches, uneven floors, ceiling staining

Services Section

• Heating system age and general condition
• Electrical installation observations (visual only)
• Plumbing and drainage where visible
• Note: Surveyors aren't specialists - they recommend further tests if concerned

What to Focus On First

When you receive your 50-page report, start with these key sections to understand the big picture quickly:

• Page 1-2: Executive summary highlighting critical issues
• Condition Rating Summary: Quick view of all red and amber issues
• Summary of Defects: All significant problems listed together
• Recommendations: What actions you should take and when
• Estimated Costs: Financial implications of major repairs
• Urgent Matters: Any issues requiring immediate attention
• Legal Matters: Items for your solicitor to investigate

Understanding Surveyor Disclaimers

Survey reports contain disclaimers about limitations of the inspection. Understanding these is important for realistic expectations.

What Surveyors Cannot Do

• Move furniture, lift carpets, or access boarded lofts without permission
• Test electrical circuits, heating systems, or drainage (recommend specialists)
• Inspect areas that are inaccessible, concealed, or dangerous
• Dismantle structures to reveal hidden defects
• Predict future problems with certainty
• Provide definitive repair costs (they give estimates only)

Typical Survey Limitations

• Foundations not visible - surveyors assess from above-ground evidence
• Drains only inspected where manholes are accessible
• Flat roofs inspected from ground level unless safely accessible
• Boarded lofts limit roof structure inspection
• Fitted carpets conceal floor condition

Taking Action on Your Survey Findings

Once you understand your report, you need to decide what action to take. Here's a practical approach:

For Condition Rating 3 (Red) Issues

• Get specialist contractor quotes for repair costs
• Renegotiate the purchase price based on repair costs
• Request the seller completes repairs before completion
• Consider walking away if issues are too serious
• Ensure your mortgage lender is aware (may affect lending)

For Condition Rating 2 (Amber) Issues

• Plan and budget for repairs within 1-3 years
• Negotiate price reduction for multiple significant amber items
• Factor repair costs into your renovation plans
• Prioritize by urgency and potential for deterioration

For Condition Rating 1 (Green) Issues

• No immediate action required
• Budget for normal ongoing maintenance
• Keep up with routine upkeep to prevent future problems

Questions to Ask Your Surveyor

Most surveyors are happy to discuss their findings. Don't hesitate to call and ask:

• Can you explain this technical term in simpler language?
• How urgent is this repair really?
• What might happen if I delay this repair?
• Can you recommend specialists for further investigation?
• Is this typical for a property of this age?
• Should this affect my negotiation with the seller?
• Are there any issues that concern you most?

Using Your Survey for Price Negotiation

A survey report is a powerful negotiating tool if significant defects are found:

• Obtain quotes from contractors for identified repairs
• Calculate total cost of all red and major amber issues
• Present evidence professionally to seller's estate agent
• Request specific price reduction matching repair costs
• Be prepared to walk away if seller won't negotiate
• Focus on undisclosed defects for strongest negotiating position

Conclusion

Understanding your building survey report is essential for making informed property decisions. While the technical language may seem daunting initially, breaking down the report into its key components makes it much more manageable. Focus on the traffic light ratings, understand which issues are urgent, and don't hesitate to discuss findings with your surveyor.

Remember, almost every property has some defects - the survey helps you understand their significance and plan accordingly. At Chiswick Surveyors, we write clear, comprehensive reports and are always available to discuss findings with our clients.