Sample reports / Compare
Level 2, Level 2 Plus and Level 3 side by side
The same eight parts of the same sample flat, written at each depth. The condition rating does not change with the level; what changes is how much the report explains: construction and context at Level 2 Plus, and cause, repair and further investigation at Level 3. Text that a deeper report adds is shaded.
Sample property: top-floor flat in a Victorian mid-terrace house converted into three flats, London
Roof
D2 Roof coverings2Level 2
The main roof is pitched and covered with natural slate on timber battens. To the front, the slope drains into a lead-lined parapet gutter behind the front parapet wall. Our view of the roof was limited to what could be seen from ground level and from the rear windows.
A number of slates have slipped or are missing, and there is some moss growth. The parapet gutter could not be seen, but staining to the front bedroom ceiling (E2) suggests that water has entered at some point. Localised repairs are needed to keep the roof weathertight. Your conveyancer should confirm with the freeholder or managing agent whether the roof has been repaired recently and whether any works are planned.
Level 2 Plus
The main roof is pitched and covered with natural slate on timber battens. To the front, the slope drains into a lead-lined parapet gutter behind the front parapet wall. Our view of the roof was limited to what could be seen from ground level and from the rear windows.
A number of slates have slipped or are missing, and there is some moss growth. The parapet gutter could not be seen, but staining to the front bedroom ceiling (E2) suggests that water has entered at some point. Localised repairs are needed to keep the roof weathertight. Your conveyancer should confirm with the freeholder or managing agent whether the roof has been repaired recently and whether any works are planned.
Construction and context
Natural slate is a durable roof covering and good-quality slate can last well over a century. In practice, the life of a slate roof is usually limited by the fixings rather than the slate itself: the iron nails used in older roofs corrode over time and the slates then slip. Slipped or missing slates are not uncommon on a roof of this age, but each one is a route for water into the roof structure.
Construction and context
Parapet gutters are a common and vulnerable feature of Victorian London terraces. They are hidden behind the parapet, collect water from the whole slope, and depend on the lead lining, its joints and the outlet remaining clear. Blockage by leaves or debris, or splits in the lead, can allow water to overflow into the top of the wall and the ceiling below, often without any sign from street level.
Construction and context
In a leasehold context, responsibility for the roof is likely to rest with the freeholder, with the cost recovered through the service charge. Roof works can become disproportionately expensive because of the access required, even where the underlying repair is modest.
Level 3
The main roof is pitched and covered with natural slate on timber battens. To the front, the slope drains into a lead-lined parapet gutter behind the front parapet wall. Our view of the roof was limited to what could be seen from ground level and from the rear windows.
A number of slates have slipped or are missing, and there is some moss growth. The parapet gutter could not be seen, but staining to the front bedroom ceiling (E2) suggests that water has entered at some point. Localised repairs are needed to keep the roof weathertight. Your conveyancer should confirm with the freeholder or managing agent whether the roof has been repaired recently and whether any works are planned.
Construction and context
Natural slate is a durable roof covering and good-quality slate can last well over a century. In practice, the life of a slate roof is usually limited by the fixings rather than the slate itself: the iron nails used in older roofs corrode over time and the slates then slip. Slipped or missing slates are not uncommon on a roof of this age, but each one is a route for water into the roof structure.
Construction and context
Parapet gutters are a common and vulnerable feature of Victorian London terraces. They are hidden behind the parapet, collect water from the whole slope, and depend on the lead lining, its joints and the outlet remaining clear. Blockage by leaves or debris, or splits in the lead, can allow water to overflow into the top of the wall and the ceiling below, often without any sign from street level.
Construction and context
In a leasehold context, responsibility for the roof is likely to rest with the freeholder, with the cost recovered through the service charge. Roof works can become disproportionately expensive because of the access required, even where the underlying repair is modest.
Cause and likely repair
The slipped slates appear to result from corroded ("nail-sick") fixings, which is a sign of the age of the covering rather than an isolated defect. Where slates have slipped across a slope, patch repairs tend to become more frequent, and a point is reached where re-slating is the more economic course, reusing sound slates with new fixings and a breathable underlay. We could not establish whether that point has been reached, and a roofing contractor should be asked to advise.
Cause and likely repair
The staining to the front bedroom ceiling and the dampness recorded at the top of the front wall (E3) are most likely to come from the parapet gutter. Typical causes are a blocked outlet, splits at the joints of the lead lining where it has expanded and contracted over time, or lead laid in lengths that are too long and have cracked. The gutter should be inspected from a roof ladder or scaffold, cleared, and any defective lead replaced in correctly sized lengths with drips between them. This should be done before redecoration, and at the same time as the chimney and slate repairs, so that scaffolding is erected once.
Further investigation
Obtain at least two quotations for the full scope of roof, gutter and chimney work before you exchange contracts, and ask your conveyancer how the cost would be shared between the flats.
Walls
D4 Main walls2Level 2
The main walls are of solid brickwork, approximately one brick thick. The walls were checked for signs of significant or potentially significant movement such as cracking, bowing, bulging and distortion, and no evidence of structural failure was noted.
There is some minor cracking above the front window openings, and open mortar joints at high level near the parapet and below the hopper (see D3). Repointing is needed in these areas as part of normal maintenance.
Level 2 Plus
The main walls are of solid brickwork, approximately one brick thick. The walls were checked for signs of significant or potentially significant movement such as cracking, bowing, bulging and distortion, and no evidence of structural failure was noted.
There is some minor cracking above the front window openings, and open mortar joints at high level near the parapet and below the hopper (see D3). Repointing is needed in these areas as part of normal maintenance.
Construction and context
The masonry is London stock brick laid in Flemish bond, readily identified by its characteristic yellow-brown appearance. These bricks are generally durable but are softer than modern bricks and can be more vulnerable to weathering, surface erosion and frost damage, particularly where hard cement mortars have been used in repairs.
Construction and context
Solid masonry walls of this type are usually structurally robust, but unlike modern cavity walls they rely on their thickness, and on the condition of the pointing and the outer face, to resist the passage of moisture. It is therefore particularly important that defective pointing and cracking are attended to promptly.
Construction and context
The foundations were not exposed. In a building of this age they are likely to be shallow by modern standards. The local geology is commonly clay-based, and clay soils shrink and swell with changes in moisture content, particularly where trees are nearby or drains leak. This does not in itself mean there is a defect, but it is an important background factor, and the building should always be insured for subsidence, heave and landslip.
Level 3
The main walls are of solid brickwork, approximately one brick thick. The walls were checked for signs of significant or potentially significant movement such as cracking, bowing, bulging and distortion, and no evidence of structural failure was noted.
There is some minor cracking above the front window openings, and open mortar joints at high level near the parapet and below the hopper (see D3). Repointing is needed in these areas as part of normal maintenance.
Construction and context
The masonry is London stock brick laid in Flemish bond, readily identified by its characteristic yellow-brown appearance. These bricks are generally durable but are softer than modern bricks and can be more vulnerable to weathering, surface erosion and frost damage, particularly where hard cement mortars have been used in repairs.
Construction and context
Solid masonry walls of this type are usually structurally robust, but unlike modern cavity walls they rely on their thickness, and on the condition of the pointing and the outer face, to resist the passage of moisture. It is therefore particularly important that defective pointing and cracking are attended to promptly.
Construction and context
The foundations were not exposed. In a building of this age they are likely to be shallow by modern standards. The local geology is commonly clay-based, and clay soils shrink and swell with changes in moisture content, particularly where trees are nearby or drains leak. This does not in itself mean there is a defect, but it is an important background factor, and the building should always be insured for subsidence, heave and landslip.
Cause and likely repair
The cracking above the front windows is typical of buildings of this age. Openings are natural points of weakness, and the masonry above them is traditionally carried on timber lintels or brick arches concealed behind the finishes. The cracks are fine, within the range usually described as aesthetic (category 1 on the Building Research Establishment scale, up to about 1mm), and we saw no distortion of the window frames to suggest failure of the support above. They are more likely to be the result of long-term seasonal movement, and possibly some deterioration of a concealed timber lintel. The cracks should be raked out, repointed and monitored. If they reopen or widen, the lintels should be exposed and, if necessary, replaced.
Cause and likely repair
The front parapet wall is exposed on both faces and is a common source of dampness in buildings of this type. Its coping and the back face of the parapet should be checked when the parapet gutter is repaired (D2).
Damp
E3 Walls and partitions2Level 2
Internal walls are a mix of solid brick and timber stud partitions, finished in plaster. Moisture meter readings were taken to the internal wall surfaces.
Raised readings were found at high level on the inside face of the front wall in the front bedroom, below the parapet gutter, with slight staining and blistered paint. This appears to be associated with the parapet gutter and rainwater goods (D2, D3) rather than rising damp. Once the external defects have been repaired, the wall should be allowed to dry out before redecoration.
Level 2 Plus
Internal walls are a mix of solid brick and timber stud partitions, finished in plaster. Moisture meter readings were taken to the internal wall surfaces.
Raised readings were found at high level on the inside face of the front wall in the front bedroom, below the parapet gutter, with slight staining and blistered paint. This appears to be associated with the parapet gutter and rainwater goods (D2, D3) rather than rising damp. Once the external defects have been repaired, the wall should be allowed to dry out before redecoration.
Inspection record
| Front bedroom, front wall, below ceiling | high |
|---|---|
| Front bedroom, front wall, skirting level | normal |
| Reception room, front wall, below ceiling | slightly raised |
| Kitchen, former chimney breast position | normal |
| Bathroom, wall behind the bath | normal |
| Rear bedroom, rear wall | normal |
Construction and context
A moisture meter indicates moisture in plaster and masonry on a relative scale; it does not measure moisture content by weight, and readings can be affected by salts and by materials such as foil-backed paper. Solid walls absorb rain and dry out slowly, and once saturated at high level from a leaking gutter they can take several months to dry. At second-floor level, rising damp is not a relevant explanation.
Level 3
Internal walls are a mix of solid brick and timber stud partitions, finished in plaster. Moisture meter readings were taken to the internal wall surfaces.
Raised readings were found at high level on the inside face of the front wall in the front bedroom, below the parapet gutter, with slight staining and blistered paint. This appears to be associated with the parapet gutter and rainwater goods (D2, D3) rather than rising damp. Once the external defects have been repaired, the wall should be allowed to dry out before redecoration.
Inspection record
| Front bedroom, front wall, below ceiling | high |
|---|---|
| Front bedroom, front wall, skirting level | normal |
| Reception room, front wall, below ceiling | slightly raised |
| Kitchen, former chimney breast position | normal |
| Bathroom, wall behind the bath | normal |
| Rear bedroom, rear wall | normal |
Construction and context
A moisture meter indicates moisture in plaster and masonry on a relative scale; it does not measure moisture content by weight, and readings can be affected by salts and by materials such as foil-backed paper. Solid walls absorb rain and dry out slowly, and once saturated at high level from a leaking gutter they can take several months to dry. At second-floor level, rising damp is not a relevant explanation.
Cause and likely repair
The pattern of readings (high at the ceiling line, normal at skirting level, and slightly raised in the adjoining room along the same wall) points to water entering from above, from the parapet gutter and the corroded hopper, rather than from condensation or any other source. The likely repair is to deal with the external defects first, allow the wall to dry out, and only then replaster any plaster that has been damaged by salts, using a breathable plaster suitable for solid walls. Injected damp-proof courses or waterproof coatings would not address the cause and are not recommended.
Further investigation
If a lender or insurer asks for a damp report, it should be prepared by an independent surveyor who is not also selling a treatment.
Windows
D5 Windows2Level 2
The front windows are timber sliding sash windows with single glazing. The rear windows are uPVC double-glazed casements. A sample of the windows was opened.
The timber sashes are weathered, with flaking paint and some soft timber to the lower rails and cills, and the sashes are stiff to operate. The uPVC windows appeared serviceable. The timber windows need overhauling and redecoration, with local repairs to the decayed timber. You should obtain quotations before you exchange contracts.
Level 2 Plus
The front windows are timber sliding sash windows with single glazing. The rear windows are uPVC double-glazed casements. A sample of the windows was opened.
The timber sashes are weathered, with flaking paint and some soft timber to the lower rails and cills, and the sashes are stiff to operate. The uPVC windows appeared serviceable. The timber windows need overhauling and redecoration, with local repairs to the decayed timber. You should obtain quotations before you exchange contracts.
Construction and context
Timber sash windows are a defining feature of Victorian buildings. Softwood sashes need regular redecoration, and once the paint fails, water gets into the joints and the lower rails and cills begin to rot. Sash windows are balanced by cords and weights within the frame; cords wear and break over time and should be expected to need renewal.
Construction and context
Single glazing performs significantly less well than double glazing in terms of heat loss, draughts and noise, and the rooms may be more prone to condensation in cold weather. Before replacing or upgrading the front windows, check with the local planning authority whether the property is in a conservation area, as replacements may need to match the original design.
Construction and context
Replacement windows are controlled fittings under the Building Regulations. Your conveyancer should ask for FENSA or equivalent certification for the rear uPVC windows.
Level 3
The front windows are timber sliding sash windows with single glazing. The rear windows are uPVC double-glazed casements. A sample of the windows was opened.
The timber sashes are weathered, with flaking paint and some soft timber to the lower rails and cills, and the sashes are stiff to operate. The uPVC windows appeared serviceable. The timber windows need overhauling and redecoration, with local repairs to the decayed timber. You should obtain quotations before you exchange contracts.
Construction and context
Timber sash windows are a defining feature of Victorian buildings. Softwood sashes need regular redecoration, and once the paint fails, water gets into the joints and the lower rails and cills begin to rot. Sash windows are balanced by cords and weights within the frame; cords wear and break over time and should be expected to need renewal.
Construction and context
Single glazing performs significantly less well than double glazing in terms of heat loss, draughts and noise, and the rooms may be more prone to condensation in cold weather. Before replacing or upgrading the front windows, check with the local planning authority whether the property is in a conservation area, as replacements may need to match the original design.
Construction and context
Replacement windows are controlled fittings under the Building Regulations. Your conveyancer should ask for FENSA or equivalent certification for the rear uPVC windows.
Cause and likely repair
The decay is concentrated where water sits: the bottom rails of the lower sashes and the cills. This is the usual pattern and can often be repaired by a specialist joiner by cutting out the soft timber and splicing in new sections, followed by repainting. This is usually more economic than replacement where the frames themselves are sound, but we could not confirm the condition of the concealed parts of the sash boxes. A specialist sash window contractor should inspect and quote, with options for draught-proofing and secondary or slim double glazing where permitted.
Cause and likely repair
Upper-floor windows should have suitable restrictors where young children are present. None of the second-floor windows would be a safe means of escape in a fire, which is why the protection of the communal staircase matters (see C, Means of escape, and E9).
Services: electricity
F1 Electricity3Level 2
Mains electricity is connected. The consumer unit is in the hall cupboard. It is an older unit with rewireable fuses and no residual current device (RCD) protection. The visible wiring is a mix of older and newer PVC cable, some sockets are of an older type, and several multi-way adaptors were in use. There is no evidence that the installation has been tested recently.
We have given this Condition Rating 3. Before you exchange contracts, an Electrical Installation Condition Report (EICR) should be obtained from a registered electrician (for example NICEIC or NAPIT registered), together with quotations for any remedial work.
Level 2 Plus
Mains electricity is connected. The consumer unit is in the hall cupboard. It is an older unit with rewireable fuses and no residual current device (RCD) protection. The visible wiring is a mix of older and newer PVC cable, some sockets are of an older type, and several multi-way adaptors were in use. There is no evidence that the installation has been tested recently.
We have given this Condition Rating 3. Before you exchange contracts, an Electrical Installation Condition Report (EICR) should be obtained from a registered electrician (for example NICEIC or NAPIT registered), together with quotations for any remedial work.
Construction and context
The Institution of Engineering and Technology recommends that the electrical installation in a home is tested at least every ten years and on a change of occupancy. An RCD disconnects the supply very quickly if there is an earth fault, reducing the risk of a fatal electric shock; installations without RCD protection fall short of current standards. Any new electrical work should comply with Part P of the Building Regulations, and your conveyancer should ask for certificates for any work carried out.
Level 3
Mains electricity is connected. The consumer unit is in the hall cupboard. It is an older unit with rewireable fuses and no residual current device (RCD) protection. The visible wiring is a mix of older and newer PVC cable, some sockets are of an older type, and several multi-way adaptors were in use. There is no evidence that the installation has been tested recently.
We have given this Condition Rating 3. Before you exchange contracts, an Electrical Installation Condition Report (EICR) should be obtained from a registered electrician (for example NICEIC or NAPIT registered), together with quotations for any remedial work.
Construction and context
The Institution of Engineering and Technology recommends that the electrical installation in a home is tested at least every ten years and on a change of occupancy. An RCD disconnects the supply very quickly if there is an earth fault, reducing the risk of a fatal electric shock; installations without RCD protection fall short of current standards. Any new electrical work should comply with Part P of the Building Regulations, and your conveyancer should ask for certificates for any work carried out.
Cause and likely repair
The absence of RCD protection, the rewireable fuses and the mix of cable types suggest the installation has been altered in parts over the years rather than renewed. The electrician is likely to recommend replacing the consumer unit at least, and possibly partial rewiring, depending on the test results. Rewiring an occupied flat is disruptive, involving lifting floorboards and chasing walls, and is best done before you move in and before redecoration.
Further investigation
The electrician's report should also cover the supply to the extractor fan recommended at E8 and the earthing and bonding to the gas and water pipes.
Further investigations
Further investigations and getting quotesLevel 2
Obtain the Building Regulations certificate and any structural calculations for the removed chimney breast. If these are not available, have a structural engineer inspect before you exchange contracts (E5).
Obtain an Electrical Installation Condition Report and quotations for any remedial work before you exchange contracts (F1).
Ask the freeholder or managing agent about the roof, parapet gutter and chimney repairs and how their cost will be shared (D1, D2, D3).
Pass Section H to your conveyancer.
Level 2 Plus
Obtain the Building Regulations certificate and any structural calculations for the removed chimney breast. If these are not available, have a structural engineer inspect before you exchange contracts (E5).
Obtain an Electrical Installation Condition Report and quotations for any remedial work before you exchange contracts (F1).
Ask the freeholder or managing agent about the roof, parapet gutter and chimney repairs and how their cost will be shared (D1, D2, D3).
Pass Section H to your conveyancer.
Further investigation
Obtain quotations for overhauling the front sash windows (D5).
Further investigation
Ask for the fire risk assessment for the common parts and consider a certified fire door to the flat (E9).
Further investigation
Top up the loft insulation once the roof repairs are complete (E1).
Level 3
Obtain the Building Regulations certificate and any structural calculations for the removed chimney breast. If these are not available, have a structural engineer inspect before you exchange contracts (E5).
Obtain an Electrical Installation Condition Report and quotations for any remedial work before you exchange contracts (F1).
Ask the freeholder or managing agent about the roof, parapet gutter and chimney repairs and how their cost will be shared (D1, D2, D3).
Pass Section H to your conveyancer.
Further investigation
Obtain quotations for overhauling the front sash windows (D5).
Further investigation
Ask for the fire risk assessment for the common parts and consider a certified fire door to the flat (E9).
Further investigation
Top up the loft insulation once the roof repairs are complete (E1).
Further investigation
Arrange a CCTV drainage survey through the freeholder (F6).
Further investigation
Have the textured ceiling coating in the bathroom tested before any work that would disturb it (E2).
Further investigation
Sequence the work: external repairs first, under one scaffold if possible (chimneys, slates, parapet gutter, hopper and repointing), then allow the front wall to dry out, then replaster and redecorate. The electrical work and any structural work to the chimney breast should be completed before redecoration.
Further investigation
Obtain at least two quotations for each item from appropriately qualified contractors, and ask them to confirm the full scope, so that you can take the costs into account before you commit.
Legal
H Issues for your legal advisersLevel 2
Tenure. The flat is assumed to be leasehold. Your conveyancer should confirm the length of the lease, the ground rent and service charge, and the repairing obligations for the roof, main walls, chimney stacks, rainwater goods, drains and common parts.
Alterations. Obtain Building Regulations approval and the freeholder's consent for the removal of the kitchen chimney breast (E5).
Conversion. Ask for the planning permission and Building Regulations completion certificate for the conversion of the building into flats.
Roof void. Confirm whether the roof void above the flat forms part of the flat.
Level 2 Plus
Tenure. The flat is assumed to be leasehold. Your conveyancer should confirm the length of the lease, the ground rent and service charge, and the repairing obligations for the roof, main walls, chimney stacks, rainwater goods, drains and common parts.
Alterations. Obtain Building Regulations approval and the freeholder's consent for the removal of the kitchen chimney breast (E5).
Conversion. Ask for the planning permission and Building Regulations completion certificate for the conversion of the building into flats.
Roof void. Confirm whether the roof void above the flat forms part of the flat.
Construction and context
Service charge and planned works. Ask for the last three years' service charge accounts, the current budget, details of any reserve fund, and whether any Section 20 consultation notices have been served or are expected, particularly for the roof, parapet gutter, chimney and external decoration works noted in Section D.
Construction and context
Fire safety. Ask for the fire risk assessment for the common parts (E9).
Construction and context
Windows. Ask for FENSA or equivalent certification for the rear uPVC windows (D5), and whether the lease makes the windows the leaseholder's or the freeholder's responsibility.
Construction and context
Insurance. Buildings insurance is likely to be arranged by the freeholder. Confirm that the cover includes subsidence, heave and landslip.
Level 3
Tenure. The flat is assumed to be leasehold. Your conveyancer should confirm the length of the lease, the ground rent and service charge, and the repairing obligations for the roof, main walls, chimney stacks, rainwater goods, drains and common parts.
Alterations. Obtain Building Regulations approval and the freeholder's consent for the removal of the kitchen chimney breast (E5).
Conversion. Ask for the planning permission and Building Regulations completion certificate for the conversion of the building into flats.
Roof void. Confirm whether the roof void above the flat forms part of the flat.
Construction and context
Service charge and planned works. Ask for the last three years' service charge accounts, the current budget, details of any reserve fund, and whether any Section 20 consultation notices have been served or are expected, particularly for the roof, parapet gutter, chimney and external decoration works noted in Section D.
Construction and context
Fire safety. Ask for the fire risk assessment for the common parts (E9).
Construction and context
Windows. Ask for FENSA or equivalent certification for the rear uPVC windows (D5), and whether the lease makes the windows the leaseholder's or the freeholder's responsibility.
Construction and context
Insurance. Buildings insurance is likely to be arranged by the freeholder. Confirm that the cover includes subsidence, heave and landslip.
Cause and likely repair
Party wall. If the removed chimney breast was on the party wall, check whether the adjoining owner was notified and whether a party wall award exists.
Cause and likely repair
Planning controls. Check whether the property is in a conservation area or subject to an Article 4 direction, as this can restrict window replacement and other external alterations.
Cause and likely repair
Lease covenants. Check whether the lease restricts hard floor coverings (E4) and whether the flat entrance door is within the flat's demise (E9).
Energy
Energy efficiency (Section C; Section J at Level 3)Level 2
The EPC describes the windows as double glazed throughout, whereas the front windows are single glazed timber sashes (D5). This may mean the EPC is more favourable than the flat's actual energy performance.
Level 2 Plus
The EPC describes the windows as double glazed throughout, whereas the front windows are single glazed timber sashes (D5). This may mean the EPC is more favourable than the flat's actual energy performance.
Construction and context
The EPC also records loft insulation deeper than the approximately 100mm seen in the roof void (E1).
Level 3
The EPC describes the windows as double glazed throughout, whereas the front windows are single glazed timber sashes (D5). This may mean the EPC is more favourable than the flat's actual energy performance.
Construction and context
The EPC also records loft insulation deeper than the approximately 100mm seen in the roof void (E1).
Cause and likely repair
Both differences suggest the EPC overstates the flat's performance. An EPC is a standardised assessment based on assumptions and should be read with this in mind.
Cause and likely repair
Solid brick walls lose heat more readily than insulated cavity walls. The main opportunities in this flat are: topping up the loft insulation to around 270mm once the roof repairs are complete, while keeping the roof void ventilated; draught-proofing and secondary glazing to the front sash windows, subject to any planning controls; and upgrading the heating controls with thermostatic radiator valves and a programmable room thermostat.
Cause and likely repair
Internal wall insulation to the front and rear walls is possible, but it reduces room sizes and must be designed so that it does not trap moisture in solid walls. It is not recommended until the dampness at the front wall (E3) has been resolved.
Cause and likely repair
The EPC's recommendation for replacement double glazing may not be achievable if the property is in a conservation area; slim double glazing or secondary glazing may be acceptable alternatives. Its recommendation for solid wall insulation should be approached with care for the reasons given above.
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