RICS Home Surveys: Optional Costings

Tollington Surveyors
7 days ago
3 min read

Cost guidance is an optional additional service within a RICS Home Survey. It is not the main purpose of the survey, it is not automatically included, and it should not be assumed to form part of every RICS report.

At Tollington Surveyors, we do not provide optional cost guidance as part of our standard RICS HomeBuyer or Building Survey reports. This is a deliberate and cautious approach. We consider that cost estimates can be misleading if they are not based on proper investigation, clear measurements, a specification of works, and contractor pricing.

The core purpose of a RICS survey is to provide a visual, non-intrusive inspection of the property. The survey is intended to identify significant visible defects, explain likely risks, and advise what further investigations may be required before exchange of contracts.

A surveyor does not open up walls, lift fixed floor coverings, remove plaster, expose subfloors, test services, or prepare detailed measurements as part of a standard inspection.

This distinction is important.

A survey can identify that a defect is present, but it cannot always confirm the full extent of the problem. For example, we may identify dampness within a property and advise that further investigation is required.

However, without opening up, we cannot confirm how far moisture extends into the plaster, whether timbers or subfloors are affected, whether concealed decay is present, or whether previous finishes have hidden a wider issue. In those circumstances, a cost estimate could give a buyer a false sense of certainty.

The same applies to roof coverings. A survey may identify that a roof is aged, poorly detailed, leaking, or approaching the end of its serviceable life. However, the cost of repair or replacement will depend on access, scaffolding, roof pitch, covering type, insulation, ventilation, leadwork, rainwater goods, hidden timber condition, and whether the property is within a conservation area. In some areas, replacement materials may need to match the existing character of the building. Planning restrictions, conservation requirements, and party wall matters may also affect the scope and cost of the works. A simple figure for “roof replacement” would not properly reflect these variables.

Kitchens and bathrooms are another clear example. A kitchen may be dated, worn, poorly fitted, or in need of replacement. However, the final cost will depend on the layout, quality of units, worktops, appliances, plumbing alterations, electrical works, flooring, tiling, decoration, ventilation, and the standard of finish required. A basic replacement and a high-quality fitted kitchen are not the same thing. A broad figure may assist general budgeting, but it should not be treated as a reliable cost benchmark.

Where optional cost guidance is provided by any survey provider, buyers should understand its limitations and ask what the figure is based on. If there has been no opening up, no testing, no specification, no measured schedule, and no contractor quotation, the figure is likely to remain broad and heavily caveated. It may be useful as a general negotiating tool, but it should not replace proper due diligence.

This is why we believe caution is important. Cost estimates given too early can sometimes cause more confusion than clarity. They may understate the true cost, overstate the likely cost, or fail to account for the client’s required standard of repair. The buyer then risks relying on a figure that was never intended to be precise.

Our approach is straightforward. A survey should identify the defect, explain the risk, and advise on the next appropriate step. Costings should then follow proper investigation, clear specification, and contractor pricing. Before relying on any cost figure, buyers should obtain specialist reports and formal quotations before exchange of contracts, particularly where the issue may affect negotiation, lending, insurance, or future repair liability.

A RICS survey is there to help buyers understand what they may be taking on. It is not a substitute for opening up works, contractor pricing, or a detailed schedule of repair.

This is why optional cost guidance must always be treated with care, and why we do not include it within our reports. At Tollington Surveyors, we are a genuinely local firm — based here, working here and familiar with the buildings, roads and communities that make this part of London so distinctive.

We cover Highgate, Hampstead, Finsbury Park, Crouch End, Tottenham, Muswell Hill, Islington, Clissold Park, Haringey, Camden and the surrounding neighbourhoods. Our local knowledge means our guidance is relevant, practical and tailored to the homes we see every day.

Contact us today to arrange a RICS HomeBuyer or Building Survey — our process is straightforward, our advice is independent, and you will always deal directly with a qualified local surveyor.