Understanding Our RICS Home Surveys: What We Check – and What We Don’t
- Tollington Surveyors
- Apr 25
- 7 min read
Understanding Our RICS Home Surveys: What We Check – and What We Don’t
When you're buying a flat or house, it’s natural to have questions about what a RICS Home Survey includes. Below is a practical summary of what’s covered, what isn’t, and how to choose the right level of inspection.
RICS HomeBuyer Survey or RICS Building Survey?
A RICS HomeBuyer Survey (Level 2) is usually sufficient for standard flats, especially leasehold or share-of-freehold properties in North London. If you’re buying a mid-floor flat in reasonable condition with no obvious alterations, the HomeBuyer Survey will tell you what you need to know.
A RICS Building Survey (Level 3) is more appropriate for full houses, older buildings, or where you want a full repair schedule. It’s also suited to properties in visibly poor condition or that have had significant structural changes.
You can read more about both survey types on our dedicated pages.
The key differences include insulation detail, fire safety coverage, and a specific repair schedule — all of which are part of the RICS Building Survey template only, and not included in the RICS HomeBuyer Survey.
Survey limitations: not everything can be accessed.
Access is restricted depending on the property type. For example:
A mid-floor flat usually means no access to the roof or rear elevation.
A ground-floor flat won’t provide access to the loft or roof insulation.
A top-floor flat may or may not have loft access, depending on ownership. Also, no access to the garden or rear elevation.
All surveys are visual and non-intrusive. We do not lift floorboards, move furniture, or enter areas considered unsafe. Lofts are inspected where safely accessible and subject to a maximum height of 2.5 metres, in line with our insurance limitation and guidelines.
If the loft is full of stored items, we will inspect from the top of the ladder only. Where insulation is double-layered or conceals the rafters, and where there are no secured boards to stand on, we will not enter the loft for health and safety reasons and to avoid the risk of damaging ceiling plaster below. This may limit our ability to test moisture levels in some areas; however, we can usually determine whether the loft is suffering from poor ventilation, humidity imbalance, or active leaks by examining the visible timberwork for staining and other signs.
Concerned about damp? This is checked as standard.
We carry a moisture meter on every survey and take readings throughout the property. This includes checking for rising or penetrating damp and condensation-related issues.
For lower ground floor properties, we pay special attention to the external grounds, wall construction, and damp-proof course. A common issue is bridging of the damp-proof course, where external ground levels or render sit above the line designed to stop moisture from rising.
Why do we ask for the service charge amount?
Service charges give us insight into how actively the building is maintained. If you’re buying a share of freehold property with no service charge in place, key questions arise: is the building insured? Is any maintenance being done? If nothing is planned, you may be hit with significant costs later.
Do you inspect legal documents or planning history?
Unfortunately not. Reviewing leases, deeds, planning permissions, insurance documents and approvals is the role of your solicitor. Our responsibility is to inspect and comment on the physical condition of the property on the day of the survey.
Do you check for Japanese knotweed or a history of subsidence?
We report any visible signs of invasive plants or structural movement identified during the inspection. However, we do not review past claims or historic records; we recommend your solicitor raise these enquiries with the seller.
Please note, we are not agriculturalists or arborists. Our inspections do not provide detailed information on specific plant or tree species. As surveyors, we highlight visible issues requiring attention. We specifically inspect for Japanese Knotweed due to its invasive nature and potential impact on property. However, identification can be affected by seasonal growth patterns, meaning signs may not always be apparent at the time of inspection.
Can you include a valuation in the survey?
Valuations are included as standard only in a RICS HomeBuyer Survey with Valuation (Level 2). A standard RICS Building Survey (Level 3) does not include a valuation. However, as mentioned you may opt to add a valuation to a Level 2 HomeBuyer Survey, in line with the RICS standard format. Please note that all valuations provided within our RICS survey are solely for asset valuation purposes and cannot be used for mortgage lending or financing purposes.
It is very important to note that If you are taking out lending, your mortgage lender will independently arrange their own valuation. Therefore, we recommend considering carefully whether an additional valuation is necessary, as most clients already have a reasonable understanding of market values from viewing multiple properties.
Why don’t we offer sample reports?
Every property is different. Generic samples can create unrealistic expectations. We provide tailored reports written clearly and without technical jargon, specific to what we find on the day.
Why is payment required upfront?
Payment in advance is standard industry practice and complies with RICS guidance. It secures the inspection date and allows us to deliver your report promptly.
When do you use a drone?
We use drone inspections only for RICS Building Surveys and only where appropriate. Drone use is subject to obstructions like trees, cables, and flight restrictions. In areas such as near the Emirates Stadium, for example, drones cannot be flown due to restricted airspace. Even if attempted, the equipment will not lift — flight software automatically blocks it.
Why do you only cover North London?
We specialise in North London because we believe in local knowledge. Traditionally, valuers and even building surveyors would work in one defined area — understanding its architecture, materials, and common defects. This approach allows us to be accurate and practical, especially with typical issues such as movement in London clay, flat roof defects, or poor ventilation in older housing stock.
What do you look for in lower ground floor flats?
Typically, these properties are more prone to dampness due to their contact with the ground. We look carefully at the condition of the external walls, drainage, soil levels, and air flow. Even before entering a property, we can often anticipate internal issues based on external indicators observed during our inspection. This approach is grounded in building pathology, which allows us to interpret external signs of potential defects internally.
Why do we ask whether there is an allocated parking bay within the terms of the sale?
We ask this to ensure we can take any allocated parking area into context during our inspection.
If access is available, we will inspect the parking bay and note any defects or issues with the surface or layout.
Understanding whether a bay forms part of the legal sale also helps us comment more clearly on potential maintenance responsibilities.
Will I have the chance to raise any specific concerns
Yes. Once the booking process is underway, we will ask if you have any particular concerns that you’d like us to consider within the remit of your chosen RICS HomeBuyer Survey or RICS Building Survey. If it falls within the scope of the inspection, we will be happy to address it.
For example, if you mention rodent activity or general concerns around vermin, we will look for any visual signs on the day, though we cannot confirm hidden or historical infestations as the inspection is non-intrusive. Similarly, questions about the likelihood of future subsidence are understandable. We will assess factors such as current cracking, tree proximity, drainage issues, and other signs of movement. However, we cannot predict future structural changes — we can only report on what we see on the day.
What do you do for gas and electrics?
We are not qualified gas engineers or electricians. We will make general comments based on the visible condition — for example, whether the installation appears dated or if modern fittings are in place. In a RICS Building Survey, we may also cross-check the installation date using local authority building control records if they are available. However, full testing should always be carried out by a Gas Safe engineer or a qualified NICEIC-registered electrician.
What if damp is found in the property?
Where dampness is present, we try to determine the source based on building pathology and provide practical repair advice. For example, we consider whether the issue is linked to ground levels, wall construction, lack of ventilation, or failed damp-proofing. In older homes, particularly Victorian properties, some level of moisture is common — such as chimney breast dampness due to open pots. We provide practical clear guidance on management and remedial works.
If widespread damp is found or if further analysis is required, we may recommend a specialist damp survey from a contractor registered with the Property Care Association (PCA). This approach forms part of our broader aim — to help clients make informed, confident decisions about the property they are buying.
At Tollington Surveyors, our exclusive focus on the North London area—including areas such as Highgate, Muswell Hill, Haringey, Crouch End, Finsbury Park, and Tottenham—sets us apart from national firms. This localized expertise or localized knowledge ensures a deep understanding of the architectural nuances and common issues prevalent in these areas.
If you're considering purchasing a property in North London, we offer comprehensive RICS Level 2 HomeBuyer Reports and Level 3 Building Surveys. Our localized expertise ensures you receive detailed insights into the property's condition, empowering you to make well-informed decisions.
Tollington Surveyors is a small, locally-focused surveying company based in Stroud Green, and dedicated to serving the Haringey area. Learn more >
