Understanding RICS Condition Ratings: Why Your Survey Report Matters
- Tollington Surveyors
- May 12
- 4 min read
Understanding RICS Condition Ratings: Why Your Survey Report Matters
We understand that arranging a survey can feel daunting—sometimes even overwhelming. We’ve all been there, and it’s natural to be concerned about what might be uncovered. At Tollington Surveyors, our background in Asset management gives us a different perspective from traditional surveying practices. We're not just here to point out problems—we're here to offer practical, grounded advice that helps you move forward with confidence.
Take, for example, a bit of dampness in a chimney breast. In a Victorian property that's over 100 years old, this is often expected. It doesn’t mean you need to walk away from the purchase. Rather than defaulting to a Condition Rating 3 (red) and causing unnecessary alarm, we assess whether the issue is typical, manageable, and what practical steps are needed—such as ensuring the chimney pots are capped, the flue is ventilated, and the breast wall has adequate airflow. This is the kind of realistic, proportionate advice shaped by long-term property planning.
Because we come from a background where properties are bought in bulk, managed over time, and planned for repair and improvement, our advice is rooted in long-term thinking. We're used to looking at buildings not just from a snapshot in time but with the practical mindset of ownership and maintenance.
Our goal is simple: help you understand what you're buying, identify where the issues lie, and make sure you're prepared for the journey ahead—not put off by it.
What Is a RICS Survey?
Whether you're buying your first flat or upgrading to a family home, a RICS Level 2 HomeBuyer Survey or a RICS Level 3 Building Survey gives critical insight into the property's condition.
A Level 2 HomeBuyer Survey is designed for conventional properties in reasonable condition. It flags visible defects using a traffic-light system (green, amber, red).
A Level 3 Building Survey is suited for older, extended, or complex buildings. It goes into greater depth and is ideal for properties that are dated, altered, or need refurbishment.
RICS Condition Ratings Explained
The Royal Institution of Chartered Surveyors (RICS) uses a standard traffic light rating system:
Condition Rating 1 (Green): No repair currently needed. The element is in acceptable condition and should be maintained through normal routine care.
Condition Rating 2 (Amber): Defects require repair or replacement, but not urgently. These should be planned for in due course.
Condition Rating 3 (Red): Serious defects requiring urgent attention. These may pose risks to safety or lead to further deterioration. You should seek quotations or specialist advice before exchange.
NI (Not Inspected): The surveyor was unable to inspect this area. Further investigation is recommended if there's evidence of an issue.
Understanding these ratings helps prioritise works and manage expectations. Green means maintain as usual, amber means prepare for works, and red means act now.
Understanding the Advice and Acting on It
RICS surveys also include guidance on expected timeframes for repairs:
Short-term (0–5 years): Immediate concerns such as leaks, blocked gutters, or localised damp issues.
Medium-term (5–10 years): Elements nearing end of life, e.g., timber windows, roof coverings, external redecoration.
Long-term (10–20+ years): Significant works like rewiring, heating system replacement, or external repointing.
These timeframes aren’t theoretical—they’re based on building lifecycles and help buyers plan realistically.
Gas, Electrics, Heating – Don’t Assume It’s Safe
Surveyors aren’t qualified to test systems like gas, electrics, or central heating unless specifically accredited. That said, we can often identify visible signs of wear, age, or non-compliance.
If your survey gives a Condition Rating 3 on any service, arrange testing with a qualified professional (e.g. NICEIC electrician or Gas Safe engineer) before exchange. These are high-cost areas, and discovering defects post-completion can be disruptive.
Pay Close Attention to Major Building Elements
Some parts of a property are more expensive—and essential—to put right. These form the core of the structure and weatherproofing, and should never be overlooked:
Roof and Chimney Stacks: Vital for protection against weather. Damage here can lead to leaks, insulation failure, and interior deterioration.
Windows and External Joinery: Worn seals, rotted sills, or poor fittings allow heat loss and damp ingress. Timber replacements can be costly.
Brickwork and Pointing: Cracking and wear reduce structural integrity and can allow damp to penetrate.
Rainwater Goods and Drainage: Blocked or damaged gutters and downpipes can cause water to pool and lead to internal moisture problems.
Floors and Internal Walls: High moisture at floor level may indicate hidden wet or dry rot. These are serious and require professional inspection.
If any of these are rated as a 3 in your survey, you should treat them as priorities. Ignoring them now often leads to more complex—and costly—repairs later.
Local Expertise That Makes a Difference
Our exclusive focus on the North London area—including Highgate, Muswell Hill, Haringey, Crouch End, Finsbury Park, and Tottenham—sets us apart from national firms. We know the buildings, the common defects, and the repair expectations typical of the area.
If you're considering purchasing a property in North London, we offer clear and detailed RICS Level 2 HomeBuyer Reports and RICS Level 3 Building Surveys, tailored to the type of property you’re buying. Our aim is to help you make informed, confident decisions—backed by local experience, practical advice, and long-term thinking.
Tollington Surveyors is a small, locally-focused surveying company based in Stroud Green, and dedicated to serving the Haringey area. Learn more >
