Introduction

Whether you are buying a new home or acquiring a commercial property, the decision involves a significant financial commitment. Understanding the condition of a building, both at the point of purchase and over its life, is essential where defects, liabilities, or future costs may affect value, use, or risk.

My services provide independent advice on building condition, performance, and risk. This includes support before purchase, as well as ongoing advice after acquisition to help plan repairs, manage maintenance, and inform alteration or refurbishment projects. The focus is on clear, practical guidance that supports informed decisions at each stage of ownership.

Why use me

I take time to make sure you have the information you need to make sound decisions. My reports are written in clear, plain language and focus on what matters. Issues are explained without jargon and are supported by photographs, so you can see the evidence for yourself. Once you have read the report, I am happy to discuss the findings by phone or Zoom if anything needs further explanation.

I work independently and solely in your interests. I am not on any mortgage lender panels and I do not act for estate agents or banks. I do not accept referral fees. This allows me to provide objective advice without pressure or influence from third parties.

My role is to help you understand the property you are buying, the risks involved, and the options available. The aim is to give you clarity and confidence before you commit.

RICS Home Survey – Level 2

A Level 2 report is suitable for many conventionally built properties. These can typically include Victorian terraced houses, semi-detached properties from the 1930s and 1950s, and detached houses from the 1980s.

A Level 2 report is concise and for clients who are seeking a professional opinion at an economical price, and provides more of a high level summary of defects. The focus is on assessing the general condition of the main elements of a property and may result in referrals for further investigations. They outline likely remedial work, who should do it and when, and the implications of not addressing problems, and make it clear that the client should obtain any further advice and quotations before entering a legal agreement.

The reports include:

• a detailed inspection of major elements (roof, walls, floors, ceilings, doors and windows)
• checks for damp, timber decay, insulation quality and ventilation problems
• identification of structural issues 
• an inspection of concealed areas normally opened or used by the occupiers is conducted, if it is safe to do so (such as roof spaces and cellars)
• advice about repairs and any ongoing maintenance issues is included
• a traffic light rating system for clarity
• photographs throughout 

No invasive investigations (e.g. lifting of floorboards, removing plaster or drilling into walls is undertaken. No cost estimates are carried out, and no testing of electrics, gas or plumbing is undertaken, although recommendations will be made if issues are suspected.

My fees start from £800 + VAT. 

RICS Home Survey – Level 3

Level 3 reports are more comprehensive and provide more advice. They are suitable for a larger, complicated, older or run-down property, an unusual or heavily altered building, or if you’re planning major works or a full refurbishment. They are also more suitable to a property of non traditional construction.

The extra detail of a Level 3 survey can help you plan future works more carefully and understand the building in depth. Level 3 reports describe the form of construction and materials in detail, especially for older and historic buildings, outline remedial options, propose a timescale for necessary work, discuss future maintenance, identify risks of parts not inspected, and prioritise issues.

Cost estimates for remedial works can be used to reduce the agreed price as part of negotiations when unexpected defects are found. Having these cost estimates within the report can speed up the buying process, as you may not need to wait for contractors to provide estimates.

A Level 3 report is intended to give you the information needed to make an informed decision. It is more comprehensive than a Level 2 report and provides a deeper technical assessment of the construction and condition of the property.

Reports include:

• a detailed description of the form of construction and materials used
• a detailed visual inspection of the building, its services and the grounds
• a description of the risk of potential or hidden defects in areas not inspected
• a description of the most probable cause(s) of the defects based on the inspection
• an outline of any appropriate remedial work and an explanation of the likely consequences of non-repair
• provide a more detailed explanation of the exact nature of repair work required
• general recommendations with respect of the priority and likely timescale for necessary work
• an inspection of concealed areas normally opened or used by the occupiers
• photographs throughout the report
• I can provide cost estimates for recommended work, as far as is practicable. Sometimes only a very ‘ballpark’ order of costs can be provided, particularly if further intrusive investigations are required.

Although the services are not tested, they are observed in normal operation. They are switched on or off and/or operated where the occupier has given permission, and it is safe to do so.

My fee for Level 3 survey reports start from £1,350 + VAT. 

I can also provide an estimate of costs for identified repairs if agreed in advance.

Please also refer to:

• RICS Home Surveys

Defect inspections

A specific defect inspection focuses on a particular issue affecting a building’s condition or structure. Unlike a full building survey, which gives a broad overview, this inspection investigates the cause, extent, and potential implications of a single identified problem.

It may involve limited opening up to access concealed areas. This can include lifting floorboards, entering floor voids, removing small areas of plaster or finishes, or drilling into walls to collect material samples for testing. Any such work is minor and only carried out with your agreement.

The report will explain what is causing the issue, how far it has spread, and what remedial work is needed. Indicative costings can also be provided where appropriate.

This type of inspection is typically needed when:

• You’ve noticed something in your home and want peace of mind before carrying out any building work
• A previous survey has recommended further investigation
• A mortgage lender’s surveyor has flagged a concern and requested a specialist report
• A seller wants a second opinion on a defect raised in a buyer’s survey, to support negotiations
• You need confirmation of a suspected non-traditional construction type (e.g. concrete panel system, steel frame, or timber-framed structure)
• You’re concerned about the quality or compliance of recent building work
• There are visible signs of deterioration following storm damage, water ingress or structural movement
• You’re planning major works and want to check for hidden risks first

Common problems include:

• Subsidence or structural movement
• Timber decay, insect attack or suspended timber floor defects
• Poor-quality brickwork or repointing
• Dampness and condensation
• Inadequate or altered structural supports
• Concerns over previous building work or alterations
• Roof defects and water ingress
• Cavity wall problems
• Issues with insulation and thermal bridging

If required, I can also arrange drainage CCTV surveys, as well as electrical and gas safety tests.

A full written report, including photographs, detailed findings, and clear recommendations, is available from £495 + VAT. The report provides a thorough record of the inspection, highlighting any issues identified, their likely causes, and suggested remedial actions. Costs may vary depending on the size, age, and complexity of the property.  

Commercial surveying services

I provide a range of commercial surveying services to support owners, investors, occupiers, and lenders. The focus is on understanding building condition, risk, and future cost, so informed decisions can be made at every stage of ownership or development.

Commercial due diligence inspections
If you are considering buying or investing in a commercial property, understanding its true condition is essential. A due diligence inspection provides an overview of the building’s condition, key risks, and likely future repair obligations. The report supports purchase decisions, funding discussions, and negotiations, and helps inform longer-term asset planning.

Planned preventative maintenance reports
These reports outline likely repair and replacement works over an agreed time period. They help clients plan maintenance, manage budgets, and reduce unplanned expenditure. They are commonly used by landlords, asset managers, and managing agents.

Condition surveys
Detailed condition surveys record the state of a building at the time of inspection. They are often commissioned prior to purchase, lease events, or major refurbishment. The reports focus on defects, priorities, and recommended actions.

Schedules of condition
Schedules of condition provide a clear photographic and written record of a property’s condition at a specific date. They are commonly used in connection with leases, licences, or works, and help reduce the risk of future disputes.

Defect diagnosis and remedial advice
I investigate building defects, such as water ingress, roof failure, and structural movement. Advice is provided on likely causes, risks, and appropriate repair options, allowing clients to take proportionate action.

Reinstatement cost assessments
Reinstatement cost assessments provide an estimate of the cost to rebuild a property following total loss. This helps ensure buildings are adequately insured and avoids over or under insurance.

Contract administration and project management
I manage repair, refurbishment, and alteration projects, from specification and tendering through to site inspections and completion. This provides clients with clear oversight of cost, quality, and programme.