RICS home surveys beyond our core counties
We survey homes outside the areas we cover in depth. Send us the address and we will tell you straight away whether we can take it on, what it will cost, and which level of survey the property actually needs.
Do you cover my area?
Possibly — and we will tell you honestly. We cover London, Hertfordshire, Buckinghamshire, Essex and Surrey in depth, with dedicated surveyors who know those markets. Beyond them, we take on work selectively: we will travel for a survey where it makes sense for both of us, and we will say so plainly when it does not. What we will not do is pretend to local knowledge we do not have. A survey depends on reading construction, movement, damp and alteration — skills that travel — but it also depends on knowing the ground, the stock and the local risks, and where that matters we will tell you if you are better served by someone closer.
Which survey do you need?
Two RICS levels cover almost every home. Tell us the address and we will tell you which one you need — we would rather sell you the right report than the bigger one.
RICS Level 2 — HomeBuyer Survey
Best for: a post-war or interwar house, or a modern flat, that looks well maintained.
- Visual inspection of all safely accessible parts
- RICS traffic-light ratings — sound / needs attention / urgent
- Damp, roof coverings, visible drainage and services
- Plain-English summary of what affects value and repair cost
RICS Level 3 — Building Survey
Best for: period and listed property, anything extended more than once, non-standard construction — or any home showing cracking.
- The fuller structural report: construction, movement, roofs, timbers
- Subsidence and heave: crack patterns, distortion, historic underpinning
- Extensions and loft conversions — and whether they were signed off
- Repair advice, likely costs, and what to do next
RICS valuations for probate, tax and matrimonial purposes · lease extension and enfranchisement valuations · reinstatement cost assessments for insurance · Party Wall notices, schedules of condition and awards. Ask when you enquire and we will quote for everything together.
Reports for solicitors & conveyancers
We work directly with solicitors across the South East — clear, defensible reports written for the file, delivered to your deadline, with the surveyor available afterwards to answer queries rather than disappearing after delivery.
For solicitors ›- Structural movement & subsidence reports
- Defect & condition reports for transactions
- Reinstatement cost assessments
- Expert witness & CPR Part 35 reports
Other areas we cover
Areas outside our five core counties where we take on survey work. This list will grow as we expand.
If your address is not listed, ask. Send us the postcode and the type of property and we will tell you honestly whether we can cover it, what it would cost and when we could inspect — or, if it is genuinely too far to serve you properly, we will say so rather than take the instruction.
What we look for, wherever the house is
Movement, cracking & subsidence
Most cracks are not structural, but the ones that are matter enormously. We assess the crack pattern, its width and direction, and read it against the ground the house actually stands on — shrink–swell on clay near mature trees behaves quite differently from settlement on gravel or made ground. We check doors, floors and skirtings for distortion, look for evidence of historic underpinning, and then say plainly what we can and cannot tell from a visual inspection, and what to do next.
Extensions, conversions & sign-off
The single most common problem we find is not dramatic: it is work that was done without the right consent or building-regulations sign-off. Rear and side extensions, loft conversions, removed chimney breasts, knocked-through walls, garage conversions — all routine, all capable of derailing a sale or a mortgage. We check the standard of the work and its regulatory status, and set out what it means for the purchase.
Non-standard construction
Some houses — particularly post-war and ex-local-authority stock — were built using system-built, steel-framed, concrete or other non-traditional methods, which lenders scrutinise closely and some will not lend on at all. We identify the construction type and explain plainly what it means for your mortgage, your insurance and your ability to sell the property on.
Flats: the lease is half the story
On a flat, the building is only part of what you are buying. We set out the lease and its terms, the unexpired term, the ground rent and how it escalates, the service charge and any major works on the horizon, and, on taller blocks, the cladding and EWS1 position. These are the things that most often cause problems late in a transaction, and they are the things we flag early.
Surveys in other areas
Will you travel to my area?
Often, yes — but we will give you a straight answer rather than a hopeful one. Send us the postcode and the type of property, and we will tell you whether we can cover it, what it would cost and when we could inspect. If it is too far for us to serve you properly, we will say so and suggest you find a surveyor closer to the property. We would rather turn work away than do it badly.
Do you know my local area well?
We are honest about this. In London, Hertfordshire, Buckinghamshire, Essex and Surrey we have dedicated surveyors who know the housing stock, the ground conditions and the local risks in detail. Outside those counties we bring the same RICS expertise in construction, movement, damp and alteration — which travels — but we will not claim local knowledge we do not have. Where local ground conditions or planning history are central to the decision, we will tell you.
Which survey do I need?
For a conventional house or flat in reasonable condition, a Level 2 HomeBuyer survey is usually enough. For a period or listed property, anything extended or altered more than once, non-standard construction, or any home showing cracking, we recommend a Level 3 Building Survey. Tell us the address and we will tell you which one you actually need — and if the cheaper report will do, we will say so.
How much does it cost?
Level 2 HomeBuyer surveys start from £850 + VAT and Level 3 Building Surveys from £1,100 + VAT, depending on the size, age and condition of the property and how far we are travelling. We agree a fixed quote before we start, so there are no surprises.
Do you do valuations and lease extensions too?
Yes — we are RICS Registered Valuers and we carry out valuations for probate, inheritance tax, matrimonial and capital-gains purposes, as well as lease extension and enfranchisement valuations. Home surveys are our focus in these areas, but tell us what you need and we will quote for it.
Get started
Tell us about your property.
Share a few details below and we'll come back with a clear, bespoke quote — and explain the options so you can decide on scope, not guesswork. Prefer to talk? Call 020 8017 1943.