Residential Surveys

RICS Home Surveys

The RICS Home Surveys suite is designed to help tackle problems and issues around residential surveys. The suite includes the RICS Building Survey, the RICS HomeBuyer Report and the RICS Condition Report


RICS Building Survey (Level 3)

The RICS Building Survey is recommended for large, older or run-down properties, buildings that are unusual or altered, and properties that will be subject to major works. It costs more because it gives detailed information about the structure and fabric of the property.

It includes a thorough inspection and detailed report on a wider range of issues, a description of visible defects and potential problems caused by hidden flaws, an outline of repair options and the likely consequences of inactivity, and advice for legal advisors and details of serious risks and dangerous conditions.


RICS HomeBuyer Report with or without Valuation (Level 2)

The HomeBuyer Report is recommended when more extensive information is needed on conventional houses, flats or bungalows built from common building materials and apparently in reasonable condition.

It costs more than the Condition Report, but includes a more extensive inspection, the surveyor’s professional opinion on the ‘market value’ of the property, an insurance reinstatement figure for the property, a list of problems the surveyor considers may affect the value of the property, advice on repairs and ongoing maintenance, issues that need to be investigated to prevent serious damage or dangerous conditions, legal issues that need to be addressed before conveyancing is completed, and information on location and local environment.


RICS Condition Report (Level 1) - no longer offered

The Condition Report is a ‘matter-of-fact’ assessment of the condition of a property, without any advice. Like the other RICS surveys, the Condition Report is based on a thorough visual inspection, but in this case, the scope is slightly reduced and information is presented in a minimalist style.

This report format is recommended for conventional houses, flats or bungalows built from common building materials and apparently in reasonable condition. It focuses purely on the condition of the property. 


Homebuyer Survey Terms Of Engagement (Level 2)
Homebuyer Survey Terms Of Engagement
Adobe Acrobat document [40.9 KB]
Homebuyer Survey Report Sample (Level 2)
Homebuyer Survey Report Sample
Sample HBSV.pdf
Adobe Acrobat document [823.5 KB]
Building Survey Terms Of Engagement (Level 3)
Building Survey Terms Of Engagement
Adobe Acrobat document [72.5 KB]
Building Survey Report Sample (Level 3)
Building Survey Report Sample
Sample BS.pdf
Adobe Acrobat document [952.6 KB]

Defects Reports

A material, component or finish is defective usually when it does not meet its expected performance criteria. Common defects include: leaking roof material, condensation, gutter and rainwater leaks, decoration and finishes, plumbing, slipped or missing roof tiles, leaking drains, cracking, lack of ventilation.


There could be movement in the ground beneath your home if you find: new or expanding cracks in plasterwork; new or expanding cracks in outside brickwork; doors or windows sticking for no particular reason; or rippling wallpaper that isn’t caused by damp. We will be able to work out whether or not there is subsidence and what the likely cause is. We will also be able to provide specialist geological and drain surveys should you need them.


Damp (or dampness) in a material usually refers to its content of free moisture (i.e. non-chemically bound), often to the state of a material when it is in a condition between being dry and being wet. Damp is an often misunderstood term. It tends to have a rather negative connotation, i.e. that if a material is damp there is an element of risk of material degradation or threat to health, whereas in reality all porous materials subject to the UK climate will contain some moisture from the air. Each porous building material used in house construction generally functions satisfactorily within its own particular safe range of moisture content, dependent on the location of the material in the construction and the function it is required to carry out. In construction, dampness is unwanted moisture or moisture that should not be there.


Defects in roof coverings are often due to inappropriate selection and use rather than a failure of the material itself (save for the expiration of normal life expectancy). We will be able to help you with identifying failures, affects and possible solutions, but will also be able to provide advice on selecting appropriate roofing materials.


When investigating hazardous and deleterious materials surveyors can provide practical guidance to the identification and treatment of problems associated with some types of building materials. We will be able to provide advice on the nature of the material, its normal use, problem areas, methods of diagnosis and analysis, and methods of repair.


Snagging List

What is a Snagging List?

If you are about to purchase a new build property, before completion, you will want to ensure that the contractor has fully completed and finished the final touches to the highest possible standard.

As the purchaser of the property, it is your responsibility to point out these defects before completion and it is the contractor’s responsibility to make good those defects.
Once the various property snags or defects have been identified, the purchaser of the property can then provide this extensive list to the contractor. It is then the contractor’s responsibility to make good the defects and hand the keys over to the purchaser thereby allowing them to move in.

What is a Property Snag?
A property snag can range from anything from a poorly fitted skirting board, to penetration marks, to balcony having scratches on the vision panels.


Typical Property Snags:
Property Snags can be wide and varying, we thought it would be helpful to identify some of the most common snags our Surveyors have seen over the years.


Defective Decorations
Whether it's poorly applied paint, peeling wall paper, poorly installed light fittings or uneven switches or sockets. 


Fitted Floor Issues
Whether it's uneven floors, poorly fitted floors, cracked tiles, stained carpets and even scratched surfaces. 


Kitchen Defects
Whether it's unlevel cabinets, ill fitted cabinet doors, cabinet doors that don't open, scratched kitchen work tops and even leaking taps. 


Bathroom Defects
Whether it's leaking fittings, cracked shower trays, blocked pipes, ill fitting bath tubs and even shows without handles. 


Defective Doors
Whether it's creaking doors, jamming doors, misaligned handles, defective locks, missing fire seals or scratched doors. 


Defective Windows
Whether it's windows that are painted shut, stiff to open, misaligned or unlevel, missing sash weights or cracked glazing. 

Why should I get a Property Snagging List Report?

Ensuring the property snags are made good in advance of completing on the property ensure you are getting the highest finish possible.

A Property Snagging List Report also enables you to pass the matter over to an experienced and qualified surveyor, thereby allowing you to avoid uncomfortable discussion with the contractor whereby you walk around the property and point out the various defects.

How do we ensure we can record the most thorough report possible?

In order to ensure that our Surveying team identify and record all of the snags within the property, our Surveyors will work their way through the property room by room in systematic and thorough approach.

Generally speaking the Surveyor will start by inspecting the ceiling, then move onto the walls, the floor, the windows, the switches, the door furniture and any other items within the room.
Each property snag is carefully recorded, described and photographed and then later on within the report, a recommended for making good the snag is made by the Surveyor.

How can a Property Snagging List Report help me?

Once the Property Snagging List Report has been prepared, we will send you both a soft (PDF copy) and two hard copies in the post, one for yourself and another to provide to the contractor.

You can then present this thorough report prepared by one of our qualified surveyors to the contractor.  The contractor will then work their way through the report, making good the various defects that have been recorded.

The report will ensure that when you complete on the property you are getting the best possible finish possible.


Why choose us?
Unlike many other companies, our Surveying team is not only experienced, but also qualified. This sets us apart from our competitors and ensures that we are always best placed to prepare the most thorough Property Snagging List Report possible.

In our experience we know that contractors can often raise issue with a snagging list, or can dispute the snag. It is for that reason that we will happily discuss the snagging report with your contractor as part of our fixed fee, thereby ensuring you are free from the dispute allowing you to focus your time on preparing for your moving.


As Chartered Surveyors we appreciate that purchasing property issues can be a stressful time, with a Property Snagging List Report sometimes being a confusing read if you don’t have a great deal of property experience.


We have therefore created an A to C snag analysis system!


Our aim is to ensure that our reports are clear and easy to follow, while also making the snag or defect as easy to identify and address as possible.

We find that this addition to our service not only avoids dispute, but also takes away a small part of the stress of purchasing and moving into your new home.


Level "A" Snag
A snag or defect that will require unskilled contractor time and labor and is generally considered to be a minor repair.


Level "B" Snag
A snag or defect that will require skilled contractor time and labor and is generally considered to be an intermediate repair.


Level "C" Snag
A snag or defect that will require specialist contractor time and labor and could require potential replacement.

Contact us

If you have any queries or wish to make an appointment, please contact us:


01332 411 554


2nd Floor

Lisbon House

5 - 7 St Mary's Gate





Or use our contact form.


10% discount for the following employment groups:

Contact us

If you have any queries or wish to make an appointment, please contact us:


01332 411 554


2nd Floor

Lisbon House

5 - 7 St Mary's Gate





Or use our contact form.

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