This service is designed for Clients (buyers, sellers and owners) seeking a professional and objective report on the condition of the property and at an economic price. It is less comprehensive than survey level two and survey level three.

This level of service includes a visual inspection that is less extensive than that undertaken for the other survey levels. No tests of the building fabric or services are undertaken. This report objectively describes the condition of the building, its’ services and grounds. Relevant legal issues are highlighted, also any obvious risks to the building, people or grounds. The report is succinct, providing an assessment over the relative importance of defects and problems. Where I am unable to reach a conclusion with reasonable confidence, a recommendation for further investigation will be made.

A survey level one report does not include advice on repairs or ongoing maintenance, which together with the less extensive inspection usually means that it is best suited to conventionally built modern dwellings in satisfactory condition. It will not suit older or complex properties, nor those in a neglected condition.

This level of service is for Clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a level three service. The focus is on assessing the general condition of all main elements forming the property.

This intermediate level of service includes a more extensive visual inspection of the building, its’ services and grounds, but still without any tests being undertaken. If it is safe to do so, concealed areas normally opened or used by occupiers are inspected (typical examples include roof spaces, basements and cellars). This report objectively describes the condition of different elements and provides an assessment over the relative importance of defects and problems. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where I am unable to reach a conclusion with reasonable confidence, a recommendation for further investigations will be made.

This level of service suits a broader range of conventionally built properties, however is unlikely to suit:

• Complex buildings, for example those that have been greatly extended and altered.
• Unique or older historic properties. Although survey level two services will be appropriate for some older buildings, this is unlikely to be true when considering neglected older properties, those with traditional timber frames or properties built much before 1850. In such cases a survey level two service will often result in numerous referrals for further 
investigation, also outcomes that many Clients might find disappointing.

This level of service is for Clients who are seeking professional opinions based on a detailed assessment of the property.

The service consists of a detailed visual inspection of the building, its’ services and grounds. If safe to do so, concealed areas normally opened or used by the occupiers are inspected (typical examples include roof spaces, basements and cellars). Although the services are not tested, where possible they are observed in normal operation – in other words they are switched on or off and/or operated where the occupier has given permission and it is safe to do so.

The report objectively describes the form of construction and materials used for different parts of the property. It describes their condition and provides an assessment over the relative importance of defects and problems. Additionally, it should:

• Describe the identifiable risk of potential or hidden defects in areas not inspected/accessible.
• Based on the inspection, propose the most probable cause(s) of defects identified.
• Outline the likely scope of any/all appropriate remedial work and explain the likely consequences of non-repair.
• Make general recommendations in respect of the priority and likely timescale for necessary work.

Where I am unable to reach a conclusion with reasonable confidence I will refer the matter for further investigations. However, at survey level three such referrals will be the exception rather than the rule. A survey level three report aims to provide the Client with all the information they need to make a decision. 
This level of service will suit all domestic residential properties in any condition.

I will:

• Describe the part or element in sufficient detail to ensure that it can be properly identified.
• Describe the condition of the part or element to justify my judgement.
• Provide a clear and concise expression over my professional assessment of each part or element.

Assessments should help gain an objective view over the properties’ condition. My Client should then be in a position to establish a hierarchy for all repairing/improvement works. To assist with the prioritisation of repairing works, each element of the report will include a condition rating.

This level of report will follow a similar structure and format to the level 1 Report. Although to the point, this report will be more informative. Material defects will be described and the identifiable risk of those that might be hidden also stated. Over and above a level 1 Report, a level 2 Report will have the following characteristics:

• Include comments where the design or materials used in the construction of a component part may result in more frequent and/or more costly maintenance.
• Likely remedial works will be broadly outlined, also by whom and by when these works should be executed.
• A concise explanation over the implications of not addressing identified problems will be given.

Requiring that any building is thoroughly inspected/investigated, a level 3 Report will reflect the detail of this process. Where necessary/appropriate, this report will address the following matters:

• The form of construction and materials used to fabricate each part of the building will be described in detail.
• Obvious defects will be described and the identifiable risks to those that may be concealed also stated.
• Options for remedial works will be outlined. If the defect is considered to be a serious one, then the consequences of non-repair will be explained.
• Timescales for all necessary repairing works will be proposed, including (where appropriate and necessary) recommendations for further investigation.
• Future maintenance will be discussed, such discussions including the identification of those elements that may require more than usual periodic maintenance.

Windows:

In all cases I only open windows where permission has been given and where keys/locks are easy to operate without force or damage. You are advised that any occupiers’ possessions and/or heavy curtains will often restrict level one and two inspections. In the case of level three inspections a number of possessions/curtains will be repositioned, this to better my inspection.

Level 1:

Include one on each elevation.

Level 2:

Include one on each elevation and one of each different type of window where there is a variety.

Level 3:

Attempt to open all windows where possible.

Roof space:

I will carry out an inspection of roof spaces where access is not more than three metres above floor level, this using a ladder if it is safe and reasonable to do so.

Energy efficiency initiatives have resulted in thick layers of thermal insulation being installed to many roof spaces. Frequently it is not safe
to move across this material as it conceals roof joists, also often water/drainage pipes, wiring and other things. This may restrict my inspection and the reports’ scope.

Level 1:

I will not remove secured access panels and/or lift insulation material, stored goods or other items. From the access hatch, I will visually inspect the roof structure and other features that can be seen.

Level 2:

In addition to that described for level one inspections, where reasonably possible I will enter the roof space and visually inspect the roof structure with attention paid to those parts vulnerable to deterioration and damage.

Level 3:

Where reasonable to do so I will enter the roof space and visually inspect the roof structure, with attention paid to those parts vulnerable to deterioration and damage.

Although thermal insulation is not moved, small areas will be lifted so its’ thickness and type can be identified, also the nature/construction of underlying ceilings.

Where permission has been granted and it is safe to do so, a small number of lightweight items will be repositioned so a more thorough inspection can take place.

Floors:

Level 1:

I will inspect the surfaces of exposed floors but will not lift carpets, other floor coverings and/or floorboards, nor will I move furniture. I will not lift hatches or carry out any ‘inverted head and shoulders’ inspections. I will assess floors for excessive deflection.

Level 2:

In addition to that described for level one inspections, where floors have unfixed access hatches/panels or floorboards I will inspect sub floor areas by means of an inverted ‘head and shoulders’ inspection.

Level 3:

I will inspect the surfaces of exposed floors and will lift the corners of any loose carpets or other
floor coverings. I will assess all floors for excessive deflection. For a more complete assessment, the magnitude of any identified deflection/ slope will be measured.

Where the subfloor void is accessible, an inverted ‘head and shoulders’ inspection will be carried out at the access point (either physically or using mirrors, cameras and the like). If it is safe to do so, I will enter the subfloor area and carry out a more thorough inspection.

Inspection chambers and subterranean drains:

At all levels, inspection chamber lids found within common areas are not lifted.

Level 1:

I will not lift inspection chamber lids to drains or septic tanks.

Level 2:

I will lift accessible inspection chamber lids to drains or septic tanks (where it is safe to do so and without causing damage) and visually inspect the chamber(s).

Level 3:

I will lift accessible inspection chamber lids to drains and septic tanks (where it is safe to do so and without causing damage) and observe the normal operation of the drains in everyday use. This will be restricted where properties are empty and/or drained down.

The assessment of any system in ‘everyday use’
will usually include turning on water taps to sanitary ware, also flushing toilets.

Other services:

Other services are taken to mean all piped and cabled services associated with the property. These include electrical installations, hot and cold water installations, heating installations, above ground drainage, ventilation services, renewable energy systems and so on.

Level 1:

I will visually inspect identified samples of the different service systems visible.

Level 2:

I will visually inspect all parts of the different service systems that can be seen within the normal course of my inspection.

Level 3:

In addition to those actions described under ‘Inspection chambers and subterranean drains’, I will observe the normal operation of the services in everyday use. Where possible, I will also ask the occupier to operate heating installations.

Grounds:

I will carry out a visual inspection of the grounds from within the boundaries of the subject property and where necessary, from adjoining public property also.

Level 1:

I will carry out a cursory inspection of the grounds during a general walk around. The assessment will include external features relevant to the instruction and/or any requests from my Client.

My inspection will also include the inside and outside of all permanent outbuildings not attached to the main dwelling.

Level 2:

In addition to that described for level one, I will perform a thorough inspection of the grounds, noting any limitations.

Level 3:

As with level two inspections, I will perform a comprehensive inspection of the grounds, noting any limitations.

Specific defective features, also other adverse findings associated with grounds to any property, can be costly to resolve and might influence my Clients’ decision making process. As a consequence of this I will thoroughly discuss any such matters and will follow the trail of suspected problems to a greater extent than at levels one and two. Examples include assessing retaining walls in danger
of collapsing, deeply sunken paths or driveways, and dilapidated boundary walls or fences. I will also consider and discuss any legal or insurance implications.