When your RICS survey report arrives from Exeter surveyors, understanding how to interpret its findings is crucial for making informed property purchasing decisions. These comprehensive documents contain technical terminology, condition ratings, and recommendations that can seem overwhelming initially. This expert guide helps you navigate your survey report effectively, understand what different findings mean, and determine what actions to take based on the surveyor's assessment.
Survey reports from chartered surveyors follow standardized RICS formats designed to provide consistent, comprehensive information about property condition. Whether you've commissioned a HomeBuyer Report or full Building Survey, understanding the structure, rating systems, and technical language ensures you extract maximum value from your investment in professional survey services. Exeter surveyors prepare reports to inform your purchasing decision, and knowing how to interpret them properly is essential for effective negotiation and risk management.
Understanding the Traffic Light Rating System
RICS survey reports use a traffic light system to prioritize defects and maintenance requirements, making it easy to identify urgent issues at a glance. This standardized approach ensures consistency across all RICS surveys, regardless of which surveyor or firm conducts the inspection. Understanding what each rating means helps you focus on priority issues and plan your response appropriately.
Condition Rating 1 (Green) - No Repair Currently Needed
Green ratings indicate that no repair is currently needed beyond normal maintenance. Elements rated one are in satisfactory condition for their age and type, showing no significant defects that require remediation. Exeter surveyors assign green ratings when building elements are performing their intended function adequately and don't show signs of deterioration requiring attention. However, even green-rated elements require ongoing maintenance to prevent future problems developing.
For property buyers, green ratings provide reassurance that inspected elements are in acceptable condition. While no property achieves all green ratings, a predominance of condition one ratings suggests well-maintained property in good overall condition. Remember that green doesn't mean perfect—older properties will show some wear and aging even when elements function satisfactorily.
Condition Rating 2 (Amber) - Repairs or Replacement Needed
Amber ratings indicate defects requiring repair or replacement but not considered serious or urgent. These represent maintenance issues that should be addressed to prevent deterioration but don't require immediate action. Most properties, particularly older ones, show numerous amber ratings reflecting normal wear and maintenance requirements accumulated over years of use. Examples include minor roof tile slippage requiring attention, deteriorated external decorations needing repainting, aging kitchen or bathroom fittings approaching replacement, gutters requiring cleaning or minor repair, and windows showing deteriorated seals or minor rot to frames.
Professional Exeter surveyors provide cost estimates for addressing amber-rated items, helping buyers understand likely expenditure for bringing the property to good condition. While individual amber items may represent modest costs, multiple condition two ratings can accumulate into substantial expenditure. Factor these maintenance requirements into your budgeting and consider requesting price reductions reflecting significant amber-rated remediation needs.
Condition Rating 3 (Red) - Serious and Urgent Defects
Red ratings identify serious defects requiring urgent repair, replacement, or investigation. These issues may pose safety risks, cause ongoing damage if not addressed promptly, or represent substantial remediation costs. Red ratings justify serious consideration about proceeding with purchase and typically provide strong grounds for price negotiation or requesting repairs before completion. Examples include active structural movement or subsidence, serious damp penetration causing ongoing damage, roofs approaching end of life requiring imminent replacement, dangerous electrical installations, seriously defective drainage systems, and structural timber affected by rot or decay.
When your survey identifies red-rated defects, commission specialist reports from qualified tradespeople for detailed assessment and accurate remediation costs. Structural engineers, electrical contractors, drainage specialists, or timber treatment companies can provide the detailed investigation needed to understand fully the extent and implications of serious problems. This information strengthens negotiating positions and ensures you understand exactly what you're taking on.
Key Sections of Your Survey Report
RICS survey reports follow standardized structures ensuring comprehensive coverage of all property elements. Understanding each section helps you navigate reports efficiently and locate information about specific building elements or concerns.
Executive Summary and Key Findings
Most reports begin with an executive summary highlighting the most important findings. This section identifies condition three items requiring urgent attention, significant condition two defects representing substantial cost, any elements requiring specialist investigation, and overall assessment of property condition. Read this section first to understand priority issues before examining detailed commentary. Exeter surveyors structure summaries to provide quick overview of critical findings without requiring you to read the entire report initially.
External Elements
External elements coverage includes chimneys, roof coverings, rainwater disposal, main walls, windows and doors, external joinery and finishes, and outbuildings and boundaries. For each element, surveyors describe materials, age, condition, visible defects, and recommended action. Photographs illustrate key defects or areas of concern, helping you visualize issues described in text.
Internal Elements
Internal assessment covers roof structure and spaces, ceilings, internal walls, floors, fireplaces and chimney breasts, built-in fittings, internal joinery, and decorations. Surveyors note construction methods, condition, defects, and any indications of concealed problems such as covered-up damp or hidden structural issues. Remember that surveyors inspect only accessible areas—they don't move furniture, lift carpets, or force entry to locked spaces.
Services
Service installations including electricity, gas, water, heating, and drainage receive assessment of age, type, apparent condition, and any obvious defects or safety concerns. Surveyors aren't qualified electricians or heating engineers, so they don't test systems comprehensively. If concerns are identified, recommendations for specialist testing by qualified tradespeople will be made. This is standard practice and doesn't necessarily indicate serious problems—older service installations routinely warrant specialist inspection regardless of apparent condition.
Grounds and Outbuildings
External areas including gardens, drives, paths, boundary walls, fences, garages, sheds, and other outbuildings receive condition assessment. While less critical than main building elements, defective boundaries, dangerous outbuildings, or inadequate drainage in grounds can represent significant expenditure and should factor into your overall assessment of property condition and maintenance requirements.
Common Technical Terms Explained
Survey reports contain technical terminology that may be unfamiliar to property buyers. Understanding key terms helps you interpret findings accurately and appreciate the significance of identified defects.
Structural Terms
Subsidence refers to downward ground movement beneath foundations causing structural damage. Settlement describes movement that has occurred and stabilized. Heave means upward ground movement, typically from soil swelling after tree removal. Lintel is a beam above windows or doors supporting masonry above. DPC (damp-proof course) is a waterproof barrier preventing rising damp. Joist describes horizontal timber beams supporting floors or ceilings. Purlin is a horizontal roof beam supporting rafters.
Defect Terminology
Spalling means surface deterioration of brickwork or masonry from frost or moisture damage. Delamination is separation of layers in materials like slate or plaster. Pointing describes mortar joints between bricks or stones. Efflorescence is white salt deposits on masonry from moisture evaporation. Render is external wall coating of cement or lime mortar. Cavity wall has two leaves separated by air gap. Solid wall is single-thickness masonry without cavity.
Damp-Related Terms
Rising damp is moisture moving upward through masonry by capillary action. Penetrating damp describes water entering through walls, roofs, or around openings. Condensation occurs when moisture-laden air contacts cold surfaces. Hygroscopic salts are substances that absorb moisture from air, often associated with historic rising damp even after remediation. Lateral damp penetration is moisture entry through walls, typically from defective render or pointing.
Understanding Cost Estimates
Exeter surveyors provide cost estimates for significant repairs to help buyers understand likely expenditure. These estimates are indicative rather than precise quotations, typically given in bands such as under £500, £500-£2,000, £2,000-£5,000, £5,000-£10,000, and over £10,000. Actual costs vary depending on contractor rates, material choices, access difficulties, and exact extent of work once opened up. Use estimates for budgeting and negotiation but obtain detailed quotations from qualified contractors before committing to purchase if accurate costs are crucial to your decision.
Remember that multiple repairs add up—even if individual items seem manageable, total remediation costs for numerous defects can be substantial. Calculate cumulative expenditure for all amber and red-rated items to understand total investment needed to bring property to good condition. This total provides basis for negotiating price reductions or requesting repairs before completion.
What Actions Should You Take?
Receiving your survey report is just the beginning—deciding what actions to take based on findings is crucial for successful property purchase and protecting your investment.
Review and Prioritize
Read the executive summary and identify all condition three items immediately. These require urgent attention and form basis for negotiation or withdrawal considerations. Next, review condition two items and calculate cumulative costs. Determine which repairs are essential before occupation and which can be deferred for future maintenance planning.
Commission Specialist Reports
Where surveyors recommend specialist investigation, commission these reports promptly. Structural engineers assess movement and subsidence concerns. Electricians conduct comprehensive electrical testing. Heating engineers inspect and test boiler and heating systems. Drainage contractors perform CCTV surveys of underground pipes. Timber treatment specialists assess extent of rot or infestation and provide treatment quotations. These specialist reports provide detailed information needed for accurate cost assessment and informed decision-making.
Negotiate Based on Findings
Armed with survey findings and specialist reports, approach sellers to negotiate. Options include requesting price reduction reflecting remediation costs, asking sellers to complete repairs before completion, agreeing retention of funds released only after specific work completed, or withdrawing from purchase if defects are too serious or costly. Present your case clearly using surveyor's findings and cost estimates. Most sellers recognize that serious defects identified by qualified Exeter surveyors justify price adjustment, particularly when backed by detailed evidence and specialist assessments.
Plan Ongoing Maintenance
Even after addressing urgent issues, survey reports provide valuable maintenance roadmap. Note amber-rated items requiring attention in coming years and budget accordingly. Surveyors often provide guidance on when certain elements will need replacement based on age and condition—use this to plan long-term maintenance expenditure and avoid being surprised by large unexpected costs.
Frequently Asked Questions
Should I be worried if my survey shows many amber ratings?
Not necessarily. Most properties, particularly older ones, show numerous condition two ratings reflecting normal wear and maintenance requirements. What matters is understanding what repairs involve and their costs. Experienced Exeter surveyors distinguish between acceptable maintenance needs and concerning defect patterns. Focus on red ratings first, then assess whether amber items represent manageable maintenance or excessive deferred repairs suggesting poor property care.
Can I contact my surveyor to discuss the report?
Absolutely. Professional surveyors expect questions and are happy to discuss findings, clarify technical points, or expand on report commentary. If anything is unclear or you need additional context for decision-making, contact your surveyor. Most include telephone discussion as part of their service, ensuring you fully understand findings and their implications.
How accurate are the cost estimates in survey reports?
Cost estimates are indicative guides based on surveyor's experience rather than detailed contractor quotations. They provide reasonable assessment of likely expenditure for budgeting and negotiation purposes. For accurate costs, obtain quotations from qualified contractors who can assess work extent in detail. Surveyor estimates typically prove reasonably accurate, though actual costs vary depending on contractor rates and exact work required.
What if serious defects are found after I've already committed to purchase?
This highlights why commissioning surveys early in the purchase process is crucial. If serious problems emerge after exchange of contracts, your options are limited and withdrawal may involve forfeiting deposit. However, if defects appear before exchange, you can renegotiate, request repairs, or withdraw without financial penalty. Always commission surveys immediately after offer acceptance, not just before exchange.
Should every amber or red item be addressed immediately?
Red items require urgent attention—either before completion or immediately afterward. Amber items should be addressed to prevent deterioration, but exact timing depends on severity and your budget. Prioritize repairs preventing further damage (like roof repairs stopping water ingress) over cosmetic improvements. Your surveyor can advise which amber items are most urgent and which can wait for planned future maintenance.
Can I use the survey report to negotiate after seeing the property?
Survey reports provide powerful negotiating leverage when significant defects are identified. Present findings clearly to sellers, backed by cost estimates and specialist reports. Most sellers recognize that serious problems discovered by qualified Exeter surveyors justify price adjustment. However, expect resistance if you attempt to renegotiate based on minor issues or cosmetic defects—focus negotiations on substantial defects and safety concerns.
Expert Survey Services You Can Trust
Understanding your RICS survey report is essential for making informed property purchase decisions and protecting your investment. Our experienced team of chartered Exeter surveyors provides clear, comprehensive reports with detailed findings and practical recommendations. We're always available to discuss reports, answer questions, and provide the guidance you need for confident purchasing decisions throughout Devon.
Commission professional survey services from qualified surveyors who combine technical expertise with clear communication, ensuring you fully understand property condition before committing to purchase. Contact our expert team today to discuss your survey requirements.
