RICS Level 3 Building Survey

What does a surveyor check?

This page is intended to provide more detail on what we include in our RICS Level 3 Surveys. This scope should not be seen as exhaustive, it should be noted that further observations and notes are made during inspections, where the surveyor considers it necessary. Our comments relate specifically to the services provided by Ayling Associates Limited, and do not provide official guidance on the RICS survey scope, or the way that other practices or surveyors may interpret that standard.

Click here for official guidance on the RICS Level 3 Survey Scope of Services

What does a surveyor check? - Outside the Property

Chimneys

Chimney pots

We check the presence, condition, and construction material of the chimney pots. We comment on whether there are missing pots, and whether they are covered with pots or cowls. In cases where there are no pots or the pots have not been inspected, these scenarios are also accounted for. The evaluation of pots helps in identifying the immediate need for replacements or repairs, and the risks associated with moisture ingress through the chimneys. At our internal inspection we check for dampness to chimney breasts, and compare to the presence of pots, and compare to our external observations

Flaunchings or Capping material and Condition

The condition of flaunchings or cappings is another vital component that we assess. We categorise the condition as satisfactory, poor, or not inspected. Satisfactory conditions require no work, while poor conditions necessitate repairs or replacements. If the flaunching is not present or has not been inspected, it is noted for further investigation. Proper assessment of this element ensures the chimney's protection against water ingress and structural damage.

Chimney Lean

Assessing the extent of the chimney's lean is crucial for structural stability. BuildSurvAI provides a clear evaluation, categorizing the lean as plumb, slightly leaning, or significantly leaning. A plumb chimney requires no work, while a slight lean needs monitoring. Significant leaning necessitates immediate stabilization or rebuilding. If the lean has not been inspected, further investigation is recommended. This assessment helps in preventing potential hazards and ensuring the chimney's safety.

Chimney Brick Condition

The condition of chimney bricks is critical for structural integrity. BuildSurvAI provides a detailed assessment by categorizing the brick condition as satisfactory, slightly deteriorated, or heavily deteriorated. For satisfactory conditions, no work is required. Slight deterioration may necessitate local brick replacements, while heavy deterioration could demand significant replacement or rebuilding. If the bricks have not been inspected, further investigation is recommended to ensure safety and stability.

Chimney Pointing Condition

The condition of the chimney pointing is a key factor in maintaining the chimney's structural integrity. We categorise the pointing condition as satisfactory, poor, heavily eroded, or not inspected. Satisfactory pointing requires no action, poor pointing suggests the need for repairs, and heavily eroded pointing indicates a more extensive repair requirement. If the pointing has not been inspected, it is noted for further assessment. Proper maintenance of chimney pointing prevents water ingress and deterioration of the chimney structure. We comment on the pointing in the context of the condition of the bricks, and the interplay of these two factors enable us to withdraw valuable insights into the maintenance history of the building.

Chimney Flashings

We provide a detailed assessment of the chimney flashings to the extent that we can view them from ground level, identifying various weathering types such as cover flashings, stepped flashings, stepped soakers, raking flashings, RBM flashings, and mortar fillet. We evaluate the condition of these flashings, categorizing them as satisfactory, needing repair, or requiring replacement. If the flashings have not been inspected, this is duly noted. This comprehensive evaluation ensures proper weather protection for your chimney, we comment on the risk of water ingress, and corroborate our observations with our internal observations.

Roofs

Pitched Roofs

Roof Covering Type

Our service assesses the various types of roof coverings present to each roof to determine their condition and life expectancy. Typical types of coverings include concrete interlocking tiles, natural slates, man-made slates, flat concrete interlocking tiles, concrete plain tiles, machine-made clay plain tiles, and hand-made clay plain tiles. Each type has a specific life expectancy and minimum roof pitch requirement, and we comment on the life expectancy in the context of our assessment of the roof age to provide a remaining life expectancy. In the field, we find many roofs which are at a lower pitch than the recommended pitch and advise of the associated risks accordingly.

Roof Tiles Fallen Out or Slipped

We inspect the extent of roof tiles that have fallen out or have been displaced. The assessment categories include none, a small number, and a significant number. If a small number of tiles have fallen out, the roof may be approaching the end of its life. A significant number indicates that the roof is beyond economic repair. We consider this in the context of the life expectency.

Extent of Tile Repairs

The extent of tile repairs is crucial for understanding the roof's current condition. We categorise this as none have been repaired, some have been repaired, or all have been repaired. This information helps in planning future maintenance and repair needs.

Roof Ridge Tile Type

We assess the type of ridge covering to the roof, which noramlly includes half round concrete tiles, half round clay tiles, clay angle tiles, and lead ridge cover flashings. This evaluation helps in determining the roof's durability and the type of maintenance required. We note if the tiles are ventilated and comment on this in relation to the building regulation requirement to ventilate insulated roof voids.

Ridge Tile Fixing Method

The method of fixing ridge tiles is crucial for their stability. We categorize the fixing methods as wet bedded on mortar or mechanically fixed. Understanding the fixing method aids in planning appropriate maintenance actions.

Ridge/Hip Tile Bedding Joint Condition

We assess the condition of the ridge/hip tile bedding joints. The conditions include good mortar joints, cracked or eroded mortar joints, and potential detachment of ridge tiles. This evaluation helps in identifying areas that may need repair. We advise if we consider there is an elevated risk or tiles blowing off.

Pitched Valley Gutter Limitations

We assess the limitations of inspecting pitched valley gutters. Categories include clearly visible, presence inferred but not visible, or no valleys present. This assessment helps in planning further detailed inspections if necessary.

Roof Valley Tiles and Mortar Condition

The condition of roof valley tiles and mortar is evaluated as good, satisfactory, or poor and dilapidated. Proper maintenance of valley tiles and mortar ensures efficient water drainage and prevents structural damage.

Tile Overhang at Verges

We inspect the tile overhang at verges, categorizing it as less than 50mm or greater than or equal to 50mm. Proper overhang is essential for protecting the underlying structure from water ingress and wind uplift.

Flat Roofs

Flat Roof Covering

We provide a detailed assessment of various types of flat roof coverings to determine their condition and remaining life expectancy. The types of coverings normally include reinforced bitumen membranes (RBM), high-performance reinforced bitumen membranes, single-ply polymeric membranes, asphalt roof coverings, EPDM rubber membranes, and liquid plastic roof coverings. Each type has a specific life expectancy, which we comment on in the context of our assessment of their age.

Warm or Cold Deck

Our service evaluates whether the flat roof is a warm or cold deck where this can be determined. The categories include cold deck ventilated, cold deck unventilated, warm deck, and cases where the type cannot be determined without intrusive work. Understanding the deck type is crucial for assessing insulation efficiency and potential condensation issues, and for evaluating the risk of biodegradation of timber roof decks and structures.

Typical Defects

We specifically record a number of typical defects for each type of flat roof membrane. These defects are meticulously documented to ensure comprehensive maintenance and repair recommendations. Proper identification of these defects helps to understand roof's performance and extending its service life.

Gutters and Downpipes

Gutter Distortion Severity

We assess the severity of gutter distortion to determine the potential risk of water spillage. Distortion is categorized as slight, with a risk of water spillage, severe, where water spillage can be seen or is inevitable, or none. This evaluation helps in planning necessary repairs or replacements to maintain efficient water drainage.

Gutter Joint Displacement

The condition of gutter joints is assessed to identify any displacements. The categories include no displaced joints, one displaced joint, which may require an attempt at repair, and many displaced joints, where replacement might be considered. This assessment ensures proper joint connections and efficient gutter performance.

Gutter to Downpipe Connections

We evaluate the connections between gutters and downpipes for any displacements. Categories include no displaced joints, one displaced joint requiring repair, and many displaced joints also requiring repair. Ensuring secure connections is crucial for effective water drainage and preventing leaks.

Gutter Plant Growth

The presence of plant growth in gutters is assessed to determine the need for cleaning. Categories include no plant growth, with or without an explanation of the importance of gutter cleaning, a small amount of plant growth advising cleaning, and a significant amount of plant growth also advising cleaning. Regular maintenance prevents blockages and ensures efficient water flow.

Downpipe Material

We assess the material of downpipes to understand their durability and maintenance requirements. Materials include cast iron, PVCu, and asbestos cement. Knowing the material helps in planning appropriate maintenance and repair strategies.

Downpipe Condition - Cast Iron

The condition of cast iron downpipes is evaluated and categorized as satisfactory, poor with detached coatings, aged and dilapidated with detached coatings and corrosion, severe corrosion, or not inspected. Proper maintenance of cast iron downpipes prevents leaks and extends their service life.

Downpipe Condition - PVCu

We assess the condition of PVCu downpipes, categorizing them as satisfactory, poor with chalking due to UV degradation, or cracked and broken. This assessment helps in planning necessary repairs or replacements to maintain effective water drainage.

Downpipe Condition - Asbestos Cement

The condition of asbestos cement downpipes is evaluated as satisfactory or broken. Proper maintenance and handling of asbestos cement downpipes are crucial for safety and effective water drainage.

Treatment at Eaves

Soffits and Fascias Coverage

We assess whether the roof has soffits and fascias. Categories include fascia only, soffits and fascias, open rafter feet, not inspected, and not applicable (e.g., parapet). This evaluation helps determine the need for further inspection and maintenance of these elements.

Rafter Feet Finish

We evaluate how the rafter feet are finished, categorizing them as plain finished, stained, painted, or not inspected. Proper finishing of rafter feet is crucial for protecting the underlying wood and maintaining the roof's aesthetic appeal.

Rafter Feet Condition

The condition of the rafter feet is assessed, with categories including satisfactory, poor finishes requiring redecoration, suspected biodegradation requiring investigation, and not inspected. This assessment helps in planning necessary treatments or repairs to prevent further deterioration.

Fascia Material

We identify the material of the fascias, which can include PVCu, painted timber, stained timber, fibre cement, composite, or not inspected. Knowing the material helps in planning appropriate maintenance and repair strategies.

Soffits and Fascias Material

The material of the soffits and fascias is assessed, including PVCu, painted timber, stained timber, fibre cement, composite, or not inspected. This evaluation aids in determining the maintenance requirements for these elements.

PVCu Soffits and Fascia Condition

We evaluate the condition of PVCu soffits and fascias, categorizing them as satisfactory, aged, dilapidated requiring replacement, or not inspected. This helps in planning necessary maintenance or replacement actions to ensure durability.

Condition of Painted Timber Soffits/Fascias

The condition of painted timber soffits and fascias is assessed, including categories such as satisfactory, poor paint requiring redecoration, poor paint with likely or evident rot requiring repair or replacement, and not inspected. Proper maintenance prevents rot and extends the life of the timber.

Condition of Stained Timber Soffits

We assess the condition of stained timber soffits, categorizing them as satisfactory, poor stain requiring redecoration, poor stain with likely or evident rot requiring repair or replacement, and not inspected. This ensures that necessary repairs are identified to maintain the timber's integrity.

Condition of Fibre Cement Soffits

The condition of fibre cement soffits is evaluated as satisfactory, poor with no elevated risk of fibre release, dangerously poor with an elevated risk of fibre release, or not inspected. Proper maintenance is crucial to prevent health hazards associated with fibre release.

Condition of Composite Soffits

The condition of composite soffits is assessed, categorized as satisfactory, poor, or not inspected. This evaluation helps in planning appropriate maintenance actions to ensure the soffits' longevity and performance.

Eaves Ventilation

We determine whether the eaves of the roof are ventilated. Categories include yes, no, not inspected, and not applicable. Proper ventilation is crucial for preventing condensation and ensuring the longevity of the roof structure.

This comprehensive evaluation of roof eaves treatment ensures that all aspects are thoroughly assessed, providing a clear understanding of their condition and maintenance needs.

External Walls

Wall Construction

We assess the wall construction type, categorized as solid wall or cavity wall. Proper assessment of the wall construction helps in understanding the building's structural, and thermal characteristics as well as its ability to resist moisture penetration and interstitial condensation.

Pointing Profile and condition

We assess the pointing profile of the external walls. Typical types include weather struck joint, cut and struck joint, flush joint, recessed joint, bucket-handled joint, convex V-joint and tuck pointing. Evaluation of the pointing profile and condition enables us to better understand the maintenance history of the building, for example whether regular upkeep was maintained and sympathetic to the building age and style of construction. The condition of the pointing is categorized as satisfactory, minor erosion in localised areas, minor widespread erosion, severe erosion in localised areas, severe widespread erosion, or not applicable. Proper maintenance of pointing ensures the structural integrity and appearance of the walls.

Cavity wall specific comments

Cavity Wall Thickness

We assess the nominal thickness of cavity walls to infer the likely cavity width. For walls with thicknesses from 224 to 290mm, the cavity is likely around 50mm. For walls from 291 to 320mm, the cavity width is likely 100mm or more. Walls with thickness exceeding 320mm may indicate innovative construction methods. Walls with unusual thicknesses require further investigation to determine the cavity width.

Intermittent Cracking at Cavity Wall Tie Locations

We assess the presence of intermittent cracking at cavity wall tie locations, categorized as yes or no. Proper assessment helps in identifying potential issues with cavity wall ties and planning necessary repairs.

Gable Distortion in Cavity Wall

We assess the presence of gable distortion in cavity walls, categorized as slight distortion, severe distortion, no evidence, or not applicable. Proper assessment helps in planning necessary structural investigations and remedial actions.

Evidence of Cavity Trays

We check for evidence of cavity trays, categorized as weep holes at window/door heads, weep holes above DPC, both, no weep holes, or not applicable. Proper assessment helps in identifying potential issues with cavity drainage and planning necessary repairs.

Damp proof courses

DPC Limitations

We check whether the DPC can be seen, categorizing it as yes, no, or not applicable. Visible DPC helps in verifying its presence and effectiveness in preventing rising damp.

DPC Height

The height of the damp-proof course (DPC) is assessed as greater than 150mm everywhere, less than 150mm in localised areas, less than 150mm everywhere, or cannot tell. Proper DPC height prevents rising damp and protects the building structure.

DPC Material

We infer the material of the DPC, categorizing it as plastic, slate, bitumen felt, cannot determine, or not applicable. Knowing the DPC material helps in understanding its effectiveness and potential need for replacement.

Rendered Plinth

We assess whether there is a rendered plinth on the walls, categorized as yes, no, or not applicable. Proper maintenance of the rendered plinth prevents water ingress and damage to the lower parts of the wall.

General wall defects

Subsidence Cracking

We assess the presence of subsidence cracking in the walls, categorized as none, minor, significant, or not applicable. Proper assessment and monitoring of subsidence cracking are crucial for ensuring structural stability and safety.

Eaves Spreading

We assess the extent of eaves spreading, categorized as no spreading, minor spreading, or significant spreading. Proper assessment helps in planning necessary structural investigations or remedial work to prevent further damage.

Evidence of Historic Structural Repairs

We check for evidence of historic structural repairs, categorized as not applicable, evidence of major repairs, evidence of minor repairs, or none. Proper documentation of repairs helps in understanding the maintenance history and planning future work.

Exterior Wall Paint

We evaluate whether the exterior walls are painted, categorizing the condition as satisfactory, poor, painted elements satisfactory, painted elements poor, or no paint. Proper maintenance of the exterior paint protects the walls from weathering and enhances their appearance.

Bay windows

Bay Roofs

The bay roof is inspected and included as a roof itemised in the roof section.

Bay Mullion Construction

We identify the construction material of bay mullions, which can be masonry, timber, stone, or rendered masonry. Regular checks for signs of deterioration ensure the structural integrity of the mullions.

Cracking Between Bay and Main Walls

We assess the presence of cracking between bay and main walls, categorized as none, slight cracking, or severe cracking. Proper assessment helps in planning necessary remedial actions and monitoring for further movement.

Render specific items

Oriel Windows

We check for the presence of oriel windows, categorized as none, one, or more than one. We comment on their construction and condition where neccessary.

Render

Render Type

We identify the type of render used, which can include traditional sand/cement, through colour system, pebbledash, roughcast, tyrolean, ashlar etched stucco, or stucco render. Understanding the render type helps in planning appropriate maintenance actions.

Render Extent

We assess the extent of render on the walls, categorized as partially rendered, full height rendered, at high level, at low level, or rendered in isolated areas. Proper maintenance of the render ensures protection against weathering and enhances the wall's appearance.

Render Condition

The condition of the render is categorized as satisfactory, localised cracking, widespread cracking, or structural cracking. Proper maintenance of the render prevents further damage and ensures the walls' protection.

Render Detachment

We perform a tap test to check for render detachment, categorized as no detachment, localised detachment, or widespread detachment. Proper maintenance of the render prevents further damage and ensures the walls' protection.

Facing Brick Type

We identify the type of facing brick used, which can include yellow stock, red stock, red fletton, buff brick, or rustic fletton. Understanding the brick type helps in planning appropriate maintenance actions.

Windows

Window Frame Material

We assess the material of window frames, which can include PVCu, timber, steel, or aluminium. This evaluation helps determine the maintenance and replacement needs of the windows based on the material's durability and condition.

PVCu Window Types

PVCu window types are categorized as casement, sliding sash, casements that replicate sliding sash, and fixed. Identifying the type of PVCu windows aids in understanding their functionality and maintenance requirements.

Timber Window Types

Timber window types include sliding sash and casement. Knowing the type of timber windows helps in planning appropriate maintenance and repair strategies to preserve their aesthetic and functional qualities.

Steel Window Types

Steel window types are categorized as casement and fixed. This information is essential for determining the appropriate maintenance actions to prevent corrosion and ensure longevity.

Aluminium Window Types

Aluminium window types include casement and fixed. Understanding the type of aluminium windows helps in assessing their condition and planning necessary maintenance or replacements.

PVCu Window Condition

The condition of PVCu windows is assessed, categorized as satisfactory, aged (requiring budgeting for replacement), or dilapidated (requiring replacement). This evaluation ensures that necessary maintenance actions are identified to maintain the windows' performance.

Timber Window Finish

We evaluate the finish of timber windows, which can be painted or stained. Proper finishing is crucial for protecting the timber and extending the life of the windows.

Painted Timber Window Condition

The condition of painted timber windows is assessed as satisfactory, paint in poor condition with timber sound, paint in poor condition with rot likely, and paint in poor condition with evident rot. This helps in planning appropriate maintenance and repair actions.

Aluminium Window Condition

The condition of aluminium windows is categorized as satisfactory, chalky coatings (requiring budgeting for replacement), detached coatings (requiring replacement or recoating), frames beyond economic repair (requiring replacement), not inspected, or not applicable. This assessment aids in planning necessary maintenance and replacement actions.

Window Glazing

We determine the type of glazing in the windows, categorized as single glazed, double glazed, not applicable, or not inspected. Proper glazing is essential for energy efficiency and noise reduction.

Window/Wall Junction

The junction between windows and walls is evaluated, categorized as timber sub-frame, sealant joint, or PVCu trim and sealant. This assessment helps in identifying potential areas for air and water ingress and planning appropriate sealing and maintenance actions.

Timber Sub-Frame Condition

The condition of timber sub-frames at window/wall junctions is assessed as satisfactory, paint in poor condition with timber sound, paint in poor condition with likely biodegradation, paint in poor condition with evident biodegradation, or not inspected. Proper maintenance prevents rot and extends the life of the timber.

Sealant Joint Condition

The condition of sealant joints at window/wall junctions is categorized as satisfactory, aged (requiring budgeting for replacement), or very aged (requiring immediate replacement). Proper sealant joints are essential for preventing air and water ingress.

PVCu Trim and Sealant Joint Condition

The condition of PVCu trim and sealant joints at window/wall junctions is assessed as satisfactory, aged (requiring budgeting for replacement), or very aged (requiring immediate replacement). This ensures that necessary maintenance actions are identified to maintain the windows' performance.

Trickle Vents

We check for the presence of trickle vents in the windows, categorized as yes, some windows, or no. Trickle vents are essential for ventilation and reducing condensation within the property.

This comprehensive evaluation of windows ensures that all aspects are thoroughly assessed, providing a clear understanding of their condition and maintenance needs.

Doors

Door Construction

We assess the construction of doors, which can include composite timber doors, timber doors, timber flush doors, PVCu double glazed doors, timber single glazed doors, timber double glazed doors, aluminium multi-folding doors, aluminium sliding doors, roller garage doors, PVCu sliding doors, and PVCu multi-folding doors. Understanding the construction type helps in planning appropriate maintenance and ensuring the durability and security of the doors.

Door Lock Type

The type of lock installed on doors is crucial for security. We evaluate locks, categorizing them as mortice deadlock, three-lever mortice deadlock, five-lever mortice deadlock, key-operated multi-point locking system, and rim automatic dead-latch with key-locking handle. Proper assessment of lock types ensures the security of the property and helps in identifying any necessary upgrades or replacements.

What does a surveyor check? Inside the Property

Roof Structures

Pitched Roof Structure Access Limitations

We assess the limitations of accessing the pitched roof structure, categorized as no access, standard limitations, partially boarded floor, fully boarded floor, or fully boarded floor and ceiling. Understanding these limitations helps in planning further detailed inspections if necessary.

Roof Structure Type

The roof structure type is evaluated, including purlin, strutted purlin, lean-to, couple roof, closed couple roof, bolted truss, gang nail truss, room in roof conversion, and gambrel roof. Identifying the roof structure type aids in understanding its design and potential maintenance needs.

Roof Timber Moisture Content

We assess the general moisture content of the roof timbers, categorized as below 15% or above 15%. Proper moisture levels are crucial for preventing rot and maintaining the structural integrity of the roof.

Roof Timber Staining Condition

The condition of roof timber staining is evaluated as no staining, minor staining, staining in localized areas, or significant staining. Minor and localized staining pose a risk of rot in concealed areas, while significant staining indicates a higher risk. Proper assessment helps in identifying areas that may require treatment or repair.

Roof Timber Beetle Infestation Condition

We check for beetle infestation in roof timbers, categorized as none, a few dead holes, a few live holes, significant historic infestation, or significant live infestation. Identifying beetle infestations helps in planning appropriate treatment and preventing further damage.

Roof Structure Rot Condition

The condition of rot in the roof structure is assessed as no rot, general light rot, or general significant rot. Light rot poses a risk of structural damage, while significant rot indicates likely structural damage. Proper assessment helps in planning necessary repairs.

Roof Timber Condition

The overall condition of the roof timbers is evaluated as satisfactory, aged, or poor. This assessment helps in determining the need for maintenance or replacement to ensure the roof's longevity and structural integrity.

Wall Plate Inspection Limitations

We assess the limitations of inspecting the wall plate, categorized as not inspected, partially inspected, fully inspected, or not applicable. Understanding these limitations helps in planning further detailed inspections if necessary.

Wall Plate Staining

The condition of wall plate staining is evaluated as no staining, localized staining, widespread staining, not inspected, or not applicable. Proper assessment helps in identifying areas that may require treatment or repair to prevent further damage.

Wall Plate Rot

The condition of rot in the wall plate is assessed as no rot, localized rot, widespread rot, not inspected, or not applicable. Identifying rot in the wall plate is crucial for planning necessary repairs to maintain the structural integrity of the roof.

Loft Insulation Thickness

We evaluate the thickness of loft insulation to ensure compliance with modern thermal performance standards. Insulation thicknesses are categorized as no insulation, less than 100mm, between 100mm and 270mm, and between 270mm and 500mm. Proper insulation thickness helps in achieving energy efficiency and maintaining comfortable indoor temperatures.

Loft Hatch Condition

The condition of the loft hatch is assessed as not applicable, loose timber hatch, hinged timber hatch, insulated timber hatch, or sealed insulated plastic hatch. Proper maintenance of the loft hatch ensures easy access and effective insulation.

Loft Ladder Condition

We evaluate the condition of the loft ladder, categorized as fixed folding ladder or no ladder. A properly maintained loft ladder ensures safe and convenient access to the loft space.

Flat Roof Structure

Roof Structure Type

We assess the type of flat roof structure, categorized as solid, timber, or warm roof. Understanding the structure type helps in planning appropriate maintenance and repair strategies to ensure the roof's longevity and performance.

Roof Structure Depressions or Ponding

The presence of depressions or ponding on the flat roof is evaluated, categorized as minor, significant, or no ponding. Minor and significant ponding require investigation to determine the cause and plan necessary repairs to prevent water accumulation and potential damage.

Check for Spongy Roof Structure

We check for spongy areas in the flat roof structure, categorized as firm, soft areas, or spongy areas. Identifying soft or spongy areas helps in planning necessary repairs to ensure the roof's structural integrity and prevent further deterioration.

Rooms

Chimney Breasts

Chimney Breast Rising Damp

We assess the presence of rising damp in chimney breasts within various rooms, categorized as none, not manifest but detectable with a meter, or significant with damage to finishes. Proper assessment helps in planning necessary treatments to prevent further damp issues.

Chimney Breast High Level Damp

The presence of high level damp in chimney breasts is evaluated, categorized as none, not manifest but detectable with a meter, or significant with damage to finishes. Identifying high level damp helps in addressing potential moisture ingress and preventing further damage.

Fireplace Blocked Off or Open

We determine whether fireplaces in the chimney breasts are blocked off or open. This is categorized as open or closed off. Proper assessment ensures understanding of the current state and potential ventilation issues of the fireplace.

Air Brick to Sealed Off Chimney

We check for the presence of air bricks in sealed off chimneys, categorized as yes or no. Air bricks are essential for ventilation and preventing moisture buildup within sealed chimneys.

Appliance in Fireplace

We identify the type of appliance in the fireplace, categorized as no appliance, electric fire, solid fuel fireplace, wood burning stove, or gas fire. Understanding the type of appliance helps in assessing the safety and maintenance needs of the fireplace and chimney.

Interior Windows

Interior Window Assessment

We perform a detailed inspection of interior windows, checking for blown double glazing (DG) units or broken panes, and counting the occurrences room-by-room. This assessment helps in identifying windows that require repair or replacement to maintain energy efficiency and safety.

Window Operation

We open all windows to check their operation, ensuring they function correctly. Properly functioning windows are crucial for ventilation and ease of use. All information is linked back to the window type identified during the exterior inspection to maintain consistency and thoroughness in the assessment.

Window Mechanisms

We assess the condition of window mechanisms, categorized as:

• Opens freely
• Stiff
• Painted shut
• Mechanically fixed
• Jammed
• Locked shut with no key

Understanding the condition of window mechanisms helps in planning necessary repairs or adjustments to ensure proper window operation.

Floors

Ground Floors

Floor Inspection Limitations

We assess the limitations of inspecting timber floors, categorized as:

• Floor coverings can't be lifted
• Floor coverings can only be partially lifted
• Tiles cannot be lifted
• Timber floor coverings cannot be lifted
• Complete inspection possible

Understanding these limitations helps helps us reflect and advise on whther further detailed inspections are necessary based on our overall view.

Ground Floor Structure

We evaluate the structure of the ground floor, categorized as solid, timber suspended, or not sure (timber floor covering). Identifying the floor structure type aids in understanding its design and potential maintenance needs.

Sub Floor Ventilation Air Bricks Spacing

We check the spacing of sub floor ventilation air bricks, categorized as:

• N/A
• Spaced at 2m centers
• Less frequent than every 2m centers
• No air bricks

Proper ventilation is crucial for preventing moisture buildup and ensuring the longevity of the timber floor structure.

Ground Floor Creakiness

We assess the creakiness of the ground floor, categorized as firm to tread, creaky (within normal expectation), or abnormally creaky. Proper assessment helps in planning necessary repairs to ensure the floor's stability and comfort.

Ground Floor Level (Timber)

We evaluate whether the ground floor (timber) is level, categorized as level, not level but acceptable, or not level and not acceptable. Ensuring the floor is level is important for structural integrity and preventing potential hazards.

Ground Floor Level (Solid)

We evaluate whether the ground floor (solid) is level, categorized as level, not level but acceptable, or not level and not acceptable. This assessment helps in identifying potential structural issues and planning necessary repairs to maintain the floor's integrity.

Intermediate Floors

Intermediate Floor Structure

We assess the structure of intermediate floors, categorized as solid, timber suspended, or not sure (timber floor covering). Identifying the floor structure type aids in understanding its design and potential maintenance needs.

Intermediate Floor Creakiness

We assess the creakiness of intermediate floors, categorized as:

• Firm to tread (no work needed)
• Creaky (within normal expectation)
• Abnormally creaky

Proper assessment helps in planning necessary repairs to ensure the floor's stability and comfort.

Is the Intermediate Floor Level (Timber)

We evaluate whether the intermediate floor (timber) is level, categorized as level, not level but acceptable, or not level and not acceptable. Ensuring the floor is level is important for structural integrity and preventing potential hazards.

Is the Intermediate Floor Level (Solid)

We evaluate whether the intermediate floor (solid) is level, categorized as level, not level but acceptable, or not level and not acceptable. This assessment helps in identifying potential structural issues and planning necessary repairs to maintain the floor's integrity.

Is the Intermediate Floor Level (Not Sure)

We evaluate whether the intermediate floor (not sure) is level, categorized as level, not level but acceptable, or not level and not acceptable. Proper assessment helps in understanding the condition and stability of the floor.

Floor Coverings

Floor Covering Type

We assess the type of floor covering in each room, regardless of the storey. The types of floor coverings include:

• Exposed floorboards
• Exposed concrete slab or screed
• Fitted carpet
• Timber laminate
• Parquet
• Vinyl
• Ceramic tiling
• Natural stone tiling
• Stone flags
• Specialist

Understanding the type of floor covering helps in assessing the maintenance and repair needs of each room.

Floor Covering Condition

We evaluate the condition of the floor coverings, categorized as:

• Satisfactory (no work needed)
• Aged (no work needed)
• Poor (replace)

Proper assessment of floor covering conditions ensures that necessary maintenance and replacements are identified to maintain the aesthetics and functionality of the floors.

Ceilings

Ceiling Type

We assess the type of ceiling in each room, categorized as traditional or suspended. Understanding the ceiling type helps in planning appropriate maintenance and repair strategies.

Ceiling Damp Staining

We evaluate the extent of damp staining on ceilings, categorized as no staining, local staining, or widespread staining. Identifying damp staining helps in addressing potential moisture issues and preventing further damage.

Most Likely Cause of Ceiling Water Damage

We assess the most likely cause of ceiling water damage, categorized as further investigation, a roof leak, a services leak, a bathroom leak, or a neighboring property. Proper identification of the cause helps in planning necessary repairs and preventing future damage.

Tile Material (Suspended Ceilings)

We identify the material of tiles in suspended ceilings, categorized as mineral fibre tiles or perforated metal tiles. Understanding the tile material helps in assessing the maintenance and replacement needs of the ceiling.

Suspended Ceiling Grid Condition

We evaluate the condition of the suspended ceiling grid, categorized as satisfactory, damaged (requiring repair), or damaged (requiring replacement). Proper maintenance of the grid ensures the stability and appearance of the ceiling.

Condition of Suspended Ceiling Tiles

We assess the condition of suspended ceiling tiles, categorized as satisfactory, a number are damaged, or all tiles are damaged. Identifying the condition of the tiles helps in planning necessary repairs or replacements.

Ceiling Type

We categorize the type of ceiling as plasterboard, lathe and plaster (LandP), or tongue and groove boarding (TandG). Understanding the ceiling type aids in assessing the structural condition and maintenance needs.

Ceiling Structural Condition (Plasterboard)

We evaluate the structural condition of plasterboard ceilings, categorized as satisfactory, cosmetic cracking (requiring fill and redecorate), or structural cracking (requiring further investigation). Proper assessment helps in maintaining the structural integrity of the ceiling.

Ceiling Structural Condition (Lathe and Plaster)

We assess the structural condition of lathe and plaster ceilings, categorized as satisfactory, cosmetic cracking (requiring fill and redecorate), structural cracking (requiring further investigation), or generally cracked (requiring overboarding). Identifying the condition helps in planning necessary repairs.

Ceiling Structural Condition (Tongue and Groove)

We evaluate the structural condition of tongue and groove ceilings, categorized as satisfactory, damaged (requiring repair), or damaged (requiring replacement). Proper assessment helps in maintaining the structural integrity and appearance of the ceiling.

Ceiling Finish

We identify the finish of the ceiling, categorized as plaster and paint, lining paper and paint, textured coating ("Artex"), painted patterned lining paper, or hygienic surface. Understanding the finish type helps in assessing the maintenance and repair needs.

Ceiling Finish Condition (Lining Paper)

We assess the condition of lining paper finishes, categorized as satisfactory (no work needed), poor (requiring preparation and redecorate), or very poor (requiring renewal of paper or plaster finishes). Proper maintenance of the lining paper ensures the aesthetic and functional quality of the ceiling.

Ceiling Finish Condition (Plaster and Paint)

We evaluate the condition of plaster and paint finishes, categorised as satisfactory (no work needed), poor (requiring preparation and redecorate), or very poor (requiring substantial repairs or renewal of plaster). Proper maintenance of the plaster and paint finish ensures the aesthetic and functional quality of the ceiling.

Ceiling Finish Condition (Textured Coating)

We assess the condition of textured coating finishes, categorised as satisfactory (no work needed), poor (requiring redecoration), or very poor (potential release of asbestos fibers). Proper assessment helps in planning necessary repairs and ensuring safety.

Ceiling Finish Condition (Painted Patterned Lining Paper)

We evaluate the condition of painted patterned lining paper finishes, categorised as satisfactory (no work needed), poor (requiring preparation and redecorate), or very poor (requiring renewal of paper or plaster finishes). Proper maintenance ensures the aesthetic and functional quality of the ceiling.

Ceiling Finish Condition (Hygienic Surface)

We assess the condition of hygienic surface finishes, categorised as satisfactory (no work needed), poor (requiring repair), or very poor (requiring replacement). Proper maintenance ensures the functional quality of the ceiling.

Coving Type

We identify the type of coving in the room, categorised as prefab coving (extruded smooth profile) or cornice (patterned moulding). Understanding the type of coving helps in assessing the decorative and maintenance needs.

Coving Condition

We evaluate the condition of the coving, categorised as satisfactory (no work needed), poor decorative (requiring fill and decorate), cracked (requiring repair), or cracked (requiring replacement). Proper maintenance ensures the aesthetic quality of the coving.

Cornice Condition

We assess the condition of the cornice, categorised as satisfactory (no work needed), poor decorative (requiring fill and decorate), cracked (requiring repair), or cracked (requiring replacement). Proper maintenance ensures the aesthetic quality of the cornice.

Kitchens

Kitchen Cabinet Material

We assess the material of kitchen cabinets, categorised as chipboard with melamine veneer, solid wood with dovetail joints, medium-density fiberboard (MDF), plywood, or acrylic. Understanding the cabinet material helps in assessing the durability and maintenance needs of the kitchen cabinets.

Kitchen Cabinet Condition

We evaluate the condition of kitchen cabinets, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure the kitchen's functionality and aesthetic appeal.

Kitchen Sink Material

We identify the material of kitchen sinks, categorised as stainless steel, ceramic, composite, cast iron, copper, acrylic, fireclay, natural stone, glass, or Corian. Knowing the sink material helps in assessing its durability and maintenance needs.

Kitchen Sink Condition

We evaluate the condition of kitchen sinks, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure the sink's functionality and aesthetic appeal.

Worktop Material

We assess the material of kitchen worktops, categorised as chipboard with melamine, laminate, high-pressure laminate (Trespa), polymeric, acrylic, Corian, natural polished granite, polished marble, quartz, ceramic tiles with grout, butcher's block timber, stainless steel, concrete, glass, bamboo, soapstone, or recycled materials. Understanding the worktop material helps in assessing its durability and maintenance needs.

Worktop Condition

We evaluate the condition of kitchen worktops, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure the worktop's functionality and aesthetic appeal.

Worktop Sealants

We check for the presence of worktop sealants, categorised as sealants not present or sealants in place. Proper sealants are essential for preventing water damage and maintaining the integrity of the worktop.

Built-In Appliances Working

We assess whether the built-in appliances are working, categorised as yes, no, or not tested. Ensuring that appliances are functional is crucial for the kitchen's usability and safety.

Bathrooms

W/C and Cistern Configuration

We assess the configuration of W/C and cisterns, categorised as W/C with wall mounted cistern, W/C with high level cistern, or W/C with cistern concealed behind finishes. Understanding the configuration helps in assessing maintenance and functionality needs.

W/C Material

We identify the material of the W/C, categorised as ceramic or stainless steel. Knowing the material helps in determining durability and maintenance requirements.

W/C Condition

We evaluate the condition of the W/C, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure functionality.

Basin Style

We assess the style of basins, categorised as pedestal, wall-hung, countertop, vanity unit, or corner. Identifying the basin style helps in assessing its functionality and aesthetic appeal.

Basin Material

We identify the material of the basin, categorised as ceramic, stainless steel, resin, or glass. Knowing the material helps in determining durability and maintenance requirements.

Basin Condition

We evaluate the condition of the basin, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure functionality.

Basin Draining

We assess the draining of the basin, categorised as satisfactory, slow to drain, or blocked. Proper assessment helps in ensuring efficient drainage and preventing plumbing issues.

Bath Style

We identify the style of the bath, categorised as standard, corner, freestanding, whirlpool, disabled or walk-in, double-ended, roll top, slipper, inset, or P-shaped and L-shaped. Knowing the style helps in assessing its functionality and aesthetic appeal.

Bath Material

We identify the material of the bath, categorised as ceramic, stainless steel, enameled steel, resin, or glass. Knowing the material helps in determining durability and maintenance requirements.

Bath Condition

We evaluate the condition of the bath, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure functionality.

Bath Sealants

We check for the presence of bath sealants, categorised as sealants not present or sealants in place. Proper sealants are essential for preventing water damage and maintaining the integrity of the bath.

Bath Tap Style

We assess the style of bath taps, categorised as separate taps or mixer tap. Identifying the tap style helps in assessing its functionality and aesthetic appeal.

Bath Tap Material

We identify the material of bath taps, categorised as chrome, stainless steel, brass, nickel, copper, bronze, matte black, or gold. Knowing the material helps in determining durability and maintenance requirements.

Bath Cold Water Pressure

We evaluate the cold water pressure of the bath, categorised as satisfactory, low but sufficient, low but insufficient, or no water flow. Proper water pressure is essential for the functionality of the bath.

Bath Hot Water Pressure

We assess the hot water pressure of the bath, categorised as satisfactory, low but sufficient, low but insufficient, or no water flow. Proper water pressure is essential for the functionality of the bath.

Bath Hot Water Temperature

We evaluate the hot water temperature of the bath, categorised as satisfactory, low but sufficient, or low but insufficient. Proper water temperature is essential for the comfort and functionality of the bath.

Bath Draining

We assess the draining of the bath, categorised as satisfactory, slow to drain, or blocked. Proper assessment helps in ensuring efficient drainage and preventing plumbing issues.

Bath Splash-Back Condition

We evaluate the condition of the bath splash-back, categorised as satisfactory, soiled, aged, or poor. Proper maintenance of the splash-back ensures the aesthetic and functional quality of the bath area.

Shower Style

We identify the style of the shower, categorised as shower over bath, separate enclosure, walk-in, wet room, shower cubicle, quadrant, or corner. Knowing the style helps in assessing its functionality and aesthetic appeal.

Shower Tray Material

We identify the material of the shower tray, categorised as ceramic or resin. Knowing the material helps in determining durability and maintenance requirements.

Shower Tray Condition

We evaluate the condition of the shower tray, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure functionality.

Shower Enclosure Style

We identify the style of the shower enclosure, categorised as shower curtain, polymeric screen, or glass screen. Knowing the style helps in assessing its functionality and aesthetic appeal.

Shower Enclosure Condition

We evaluate the condition of the shower enclosure, categorised as satisfactory, aged but serviceable, or aged and requiring replacement. Proper assessment helps in planning necessary maintenance or replacements to ensure functionality.

Shower Service Type

We identify the type of shower service, categorised as instantaneous electric, power shower, thermostatic mixer, manual mixer, digital shower, shower tower, rain shower, or handheld shower. Knowing the service type helps in assessing its functionality and performance.

Shower Water Pressure

We evaluate the hot water pressure of the shower, categorised as satisfactory, low but sufficient, low but insufficient, or no water flow. Proper water pressure is essential for the functionality of the shower.

Shower Water Temperature

We assess the hot water temperature of the shower, categorised as satisfactory, low but sufficient, or low but insufficient. Proper water temperature is essential for the comfort and functionality of the shower.

Shower Drainage

We evaluate the drainage of the shower, categorised as satisfactory, slow to drain, or blocked. Proper assessment helps in ensuring efficient drainage and preventing plumbing issues.

Shower Splash-Back Condition

We evaluate the condition of the shower splash-back, categorised as satisfactory, soiled, aged, or poor. Proper maintenance of the splash-back ensures the aesthetic and functional quality of the shower area.

Shower Sealants

We check for the presence of shower sealants, categorised as sealants not present or sealants in place. Proper sealants are essential for preventing water damage and maintaining the integrity of the shower.

Splash-Backs

We identify the material of splash-backs, categorised as ceramic tiles, glass, acrylic, stone tiles, composite, laminate, or solid surface. Knowing the material helps in determining durability and maintenance requirements.

Interior Walls

Partition Wall Construction

We assess the construction of partition walls, categorised as solid, timber stud, or mixed. Understanding the construction type helps in assessing the structural integrity and maintenance needs of the walls.

Partition Structural Condition

We evaluate the structural condition of partition walls, categorised as satisfactory, cracking (decorative), or cracking (structural). Proper assessment helps in planning necessary repairs to maintain the structural integrity of the walls.

External Wall Presence

We identify the presence of external walls in rooms, providing detailed information about which rooms have external walls and their conditions. This helps in understanding the building's insulation and potential points of damp ingress.

External Wall Dry-Lined Condition

We assess whether the external walls are dry-lined, categorised as solid, dry-lined (uninsulated), dry-lined (insulated), or dry-lined (can't tell if insulated). Proper assessment helps in understanding the insulation and maintenance needs of the walls.

Internal Wall Structural Condition

We evaluate the structural condition of internal walls, categorised as satisfactory, cracking (decorative), or cracking (structural). Proper assessment helps in planning necessary repairs to maintain the structural integrity of the walls.

Wall Finishes

We assess the finishes of internal walls, categorised as plaster and paint, lining paper and paint, ceramic tiling (full height), stone tiling (full height), textured coating ("Artex"), painted patterned wallpaper, printed wallpaper, or hygienic surface. Understanding the finishes helps in assessing the aesthetic and maintenance needs of the walls.

Condition of Plaster and Paint Wall Finishes

We evaluate the condition of plaster and paint wall finishes, categorised as satisfactory, poor, or very poor. Proper assessment helps in planning necessary repairs or redecorations to maintain the aesthetic quality of the walls.

Condition of Ceramic Tiling

We assess the condition of ceramic tiling, categorised as satisfactory, soiled, aged, or very poor. Proper maintenance of ceramic tiling ensures the aesthetic and functional quality of the walls.

Condition of Stone Tiling

We evaluate the condition of stone tiling, categorised as satisfactory, soiled, aged, or very poor. Proper maintenance of stone tiling ensures the aesthetic and functional quality of the walls.

Condition of Textured Wall Coating

We assess the condition of textured wall coating, categorised as satisfactory, poor, or very poor. Proper assessment helps in planning necessary repairs or redecorations to maintain the aesthetic quality of the walls and address any potential health risks, such as asbestos fibers.

Condition of Painted Patterned Wallpaper

We evaluate the condition of painted patterned wallpaper finishes, categorised as satisfactory, poor, or very poor. Proper maintenance ensures the aesthetic quality of the walls and prevents further deterioration.

Condition of Printed Wallpaper

We assess the condition of printed wallpaper finishes, categorised as satisfactory, poor, or very poor. Proper maintenance ensures the aesthetic quality of the walls and prevents further deterioration.

Condition of Hygienic Surface Wall Cladding

We evaluate the condition of hygienic surface wall cladding, categorised as satisfactory, poor, or very poor. Proper assessment helps in planning necessary repairs or replacements to maintain the hygienic and functional quality of the walls.

Rising Damp

We assess the presence of rising damp in internal walls, categorised as none, not manifest but detectable with a meter, or significant (damage to finishes). Identifying rising damp helps in planning necessary treatments to prevent further damp issues and maintain the structural integrity of the walls.