JBS Surveying

Sample reports / Level 2 Plus

Sample Level 2 Plus Home Survey report

The Level 2 report plus construction and context for each element, a roof void entry record and a table of moisture readings.

Sample report: fictional property. The property, the client and every observation are invented; the wording is taken from typical JBS reports and the PDFs are produced by the same report generator we use for client reports.

A. About the inspection

Property
Flat C, Sample Street, London (a fictional sample property)
Client
Sample Client
Surveyor
Joe Weaver MSc AssocRICS MRPSA, RICS Registered Valuer
Report reference
SAMPLE-L2PLUS

Weather conditions

Dry and overcast, following a period of mixed weather.

Construction and context

The weather did not limit the inspection, although dry weather can mask intermittent leaks and dampness that only show after prolonged or wind-driven rain.

Status of the property

The property was occupied and furnished at the time of the inspection. Floors were covered with fitted carpets and laminate, and furniture and stored items restricted our view of some wall and floor surfaces.

Construction and context

We did not move heavy furniture, lift fitted floor coverings or open up the structure. Where parts of the property could not be seen, we say so in the relevant section.

B. Overall opinion

This is a well-proportioned top-floor flat forming part of a Victorian terraced house that has been converted into three self-contained flats. The flat is in fair condition for its age and type. Most of the matters identified are typical of a building of this age and can be dealt with as part of normal maintenance, but two items have been given Condition Rating 3 and need attention before you commit to the purchase: the removed chimney breast in the kitchen (E5) and the electrical installation (F1).

We could not inspect the underground drainage (F6) or the rear garden (G4), which belong to the ground-floor flat, and a number of legal matters relating to the lease, the conversion and the alterations need to be confirmed by your conveyancer (Section H).

Because this is a flat in a converted building, much of the fabric outside the flat itself, including the roof, chimney stacks, main walls, rainwater goods and drainage, is likely to be shared, with the cost of repair recovered through the service charge. Several of the external items in this report (D1, D2, D3 and D4) therefore depend on the freeholder, and the sums involved will depend on the lease and on the number of flats sharing the cost.

The property is considered to be a reasonable purchase, provided that you are prepared to accept the cost and inconvenience of dealing with the repair and improvement works identified in this report. Provided that the necessary works are carried out to a satisfactory standard and the building is thereafter maintained in good repair, we see no reason why there should be any unusual difficulty on resale in normal market conditions.

Summary of condition ratings

3

Condition rating 3

2

Condition rating 2

1

Condition rating 1

NI

Not inspected

C. About the property

Type of property

The property is a self-contained flat on the second (top) floor of a mid-terrace Victorian house that has been converted into three flats. Access is through a shared front door, communal hall and staircase.

Information relevant to flats and maisonettes

Second (top) floor flat. The building contains three flats, one on each floor. There is no lift. The communal hall and staircase serve all three flats.

Construction and context

In multi-occupancy buildings, items of disrepair or improvement to the main structure are typically defined in the lease as a communal responsibility, funded through the service charge. Any disrepair identified should be brought to the attention of the freeholder or managing agent. Your conveyancer should confirm the arrangements for this property.

Construction

The property is of traditional construction, with the principal load-bearing walls formed in solid bonded brickwork. The main roof is pitched and covered in natural slate, with a parapet wall and a lead-lined parapet gutter to the front. The windows are timber sliding sashes with single glazing to the front and uPVC double-glazed casements to the rear. Internally, the floors are of suspended timber construction, as is typical for a building of this age, style and type.

Construction and context

The masonry is London stock brick laid in Flemish bond. Internal walls are a mix of solid brick and timber stud partitions with lath and plaster and later plasterboard finishes.

We refer you to our comments later in the report for more specific information on the construction and condition of each element.

Accommodation

Second floor: entrance hall, reception room, kitchen, two bedrooms and bathroom. Roof void above, reached through a hatch in the hall.

Energy efficiency rating

The published Energy Performance Certificate (EPC) for the flat was reviewed. The rating is not shown in this sample report.

Issues relating to the energy efficiency rating

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).

Location

The property is in an established residential street of similar Victorian terraced houses, many of which have been converted into flats.

Construction and context

On-street parking appears to be controlled. Check with the local authority whether a residents' permit is available.

Local environment

We are not aware of any environmental matters that would significantly affect the property, subject to the comments below.

Construction and context

The local geology is commonly clay-based. Clay subsoils shrink during prolonged dry weather and swell again as moisture returns, and the effect is greater near trees. See D4.

D. Outside the property

Limitations on the inspection

The exterior was inspected from ground level within the communal front garden and from the public footpath, with the aid of binoculars and photographic equipment. The rear elevation was seen only in part from within the flat. Parts of the roof slopes, the parapet gutter and the chimney stacks could not be seen.

External decorative finishes can conceal cracking, movement or decay beneath them. The absence of a visible defect in such areas should not be taken as confirmation that none exists.

D1 Chimney stacks

2

There are two brick chimney stacks, one on each party wall, each shared with the adjoining houses. The stacks carry several clay pots, some of which are uncapped, and the tops are weathered with a mortar flaunching.

Read the rest of D1 (3 more paragraphs)

The brickwork shows weathering and open mortar joints at high level, and the flaunching is cracked. Chimney stacks, fillets and flashings are very exposed and should be regularly inspected and maintained in good condition. Repointing, renewal of the flaunching and capping of unused pots should be carried out as part of the next cycle of external maintenance.

Construction and context

Chimney stacks are among the most exposed elements of a building, subject to constant weathering and requiring regular maintenance to remain watertight and structurally sound. On a house of this age the stacks are of solid brickwork and are unlikely to incorporate a damp-proof course, so they rely on the pointing, the flaunching and the flashings to keep water out. Uncapped pots allow rainwater into the flues, which can lead to dampness in the chimney breasts below (see E3 and E5).

Construction and context

As the stacks are shared with the neighbouring houses and form part of the main structure, their repair is likely to be a communal responsibility under the lease, with the cost shared through the service charge and, in part, with the adjoining owners.

D2 Roof coverings

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.

Read the rest of D2 (4 more paragraphs)

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.

D3 Rainwater pipes and gutters

2

Rainwater from the parapet gutter discharges through an outlet in the parapet into a cast-iron hopper and downpipe on the front elevation. The rear slope drains to a plastic gutter and downpipe.

Read the rest of D3 (2 more paragraphs)

The cast-iron hopper and pipe are corroded, and there is staining to the brickwork below the hopper, which suggests leakage. Rainwater goods should be checked and cleared regularly, and the leaking joint repaired.

Construction and context

Cast-iron rainwater goods are typical of the period and can last a very long time, provided they are regularly painted. Once the protective paint fails the metal rusts, joints open and sections can crack, particularly on the hidden rear face of the pipe. Leaking rainwater goods are one of the most common causes of dampness in the walls of older buildings (see D4 and E3). It is advisable to check gutters and downpipes during heavy rain, when leaks and overflows are easiest to see.

D4 Main walls

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.

Read the rest of D4 (4 more paragraphs)

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.

D5 Windows

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.

Read the rest of D5 (4 more paragraphs)

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.

D6 Outside doors (including patio doors)

1

The communal front door is a timber panelled door with a glazed fanlight and an entry phone. It was in satisfactory condition.

Read the rest of D6 (1 more paragraph)

Construction and context

The communal entrance door is usually the freeholder's responsibility. Any glazing in or beside a door should be safety glass if it is replaced.

D7 Conservatory and porches

Not applicable

Not applicable. There are no conservatories or porches.

D8 Other joinery and finishes

2

The external joinery includes the timber window surrounds and the fascia to the rear. Paintwork is weathered and flaking in places. Redecoration is needed as part of the next cycle of external maintenance.

Read the rest of D8 (1 more paragraph)

Construction and context

In a converted building, external decoration is normally carried out on a communal basis. Your conveyancer should ask when it was last done and whether a programme of external works, and a Section 20 consultation with the leaseholders, is planned.

D9 Other

Not applicable

None.

E. Inside the property

Limitations on the inspection

The flat was occupied and furnished. Floors were covered with fitted carpets and laminate, and furniture and stored items restricted our view of some walls and floors. We did not move heavy furniture or lift fitted floor coverings.

The roof void was entered and inspected from the ceiling joists where it was safe to do so (see E1).

E1 Roof structure

2

The roof void was entered from the access hatch in the hall. The roof is of traditional cut timber construction with rafters, purlins supported on struts, and ceiling joists. Some water staining was seen to the timbers near the front parapet gutter (see D2). No significant defects were seen in the timbers inspected.

Read the rest of E1 (2 more paragraphs)

Inspection record

Roof void entry record
Accesshatch in the hall; no fixed ladder or lighting.
Extententered and inspected from the ceiling joists over the central part of the void; the eaves and the area behind the front parapet were seen by torch from a distance.
Boardingnone.
Insulationglass fibre quilt, approximately 100mm deep, between the joists.
Ventilationno dedicated ventilation seen.
Underlaynone; the underside of the slates is visible.
Timberswater staining to two rafters and the wall plate at the front; dry to the moisture meter at the time of inspection. Old woodworm flight holes in a few timbers, with no fresh bore dust.
Party wallsbrick, built up to the underside of the slates.

Construction and context

Current guidance recommends loft insulation of around 270mm. Topping up is a simple improvement, but ventilation must be maintained, particularly where there is no underlay, to avoid condensation in the roof void.

E2 Ceilings

2

Ceilings are a mix of original lath and plaster and later plasterboard. There is water staining to the front bedroom ceiling near the external wall, and some hairline cracking. The bathroom ceiling has a textured coating.

Read the rest of E2 (2 more paragraphs)

The staining should be made good once the parapet gutter has been repaired (D2). Textured coatings applied before the year 2000 may contain asbestos: have it tested before any work that would disturb it.

Construction and context

Lath and plaster ceilings are typical of the period. They consist of plaster applied over thin timber strips (laths) fixed to the joists. Over time the plaster can lose its key to the laths, and ceilings can crack or sag. Hairline cracking is common and usually of no structural concern, but any bulging or sagging should be investigated.

E3 Walls and partitions

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.

Read the rest of E3 (3 more paragraphs)

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

Moisture readings (electronic meter, relative scale)
Front bedroom, front wall, below ceilinghigh
Front bedroom, front wall, skirting levelnormal
Reception room, front wall, below ceilingslightly raised
Kitchen, former chimney breast positionnormal
Bathroom, wall behind the bathnormal
Rear bedroom, rear wallnormal

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.

E4 Floors

1

The floors are of suspended timber construction, covered with fitted carpets and laminate. They felt reasonably firm underfoot, with some unevenness typical of a building of this age. No repair is currently needed.

Read the rest of E4 (1 more paragraph)

Construction and context

Suspended timber floors are typical of the period: floorboards laid over timber joists spanning between the walls. Some deflection and unevenness is normal after more than a century of use. Hard floor coverings in upper-floor flats often have to meet sound insulation requirements in the lease; your conveyancer should check.

E5 Fireplaces and chimney breasts

3

The chimney breasts in the reception room and front bedroom are retained, with the fireplaces blocked up. The chimney breast in the kitchen has been removed at this level, but the breast continues above, within the roof void, and the stack above is still in place (see D1 and E1).

Read the rest of E5 (4 more paragraphs)

We could not see how the retained masonry above is supported. When a chimney breast is removed, the brickwork above must be properly supported, usually on a steel beam or brackets designed by a structural engineer and approved under the Building Regulations. Without evidence of this there is a risk of movement. We have given this Condition Rating 3 because it needs further investigation before you exchange contracts. Your conveyancer should ask for the Building Regulations completion certificate and any structural engineer's calculations. If these are not available, a structural engineer should inspect; we can recommend one.

The blocked fireplaces have no ventilation. Disused flues should be ventilated to prevent condensation and dampness within the flue.

Construction and context

Chimney breasts are part of the structure of a house, and in a terrace they are often built back to back with those of the adjoining house on the party wall. Removing a breast at a lower level while leaving the masonry above in place is a common alteration in converted buildings, but it transfers the weight of the retained masonry onto whatever support has been provided. Where no adequate support exists, the retained breast can drop, crack or, in the worst cases, collapse.

Construction and context

Removal of a chimney breast on a party wall is also notifiable under the Party Wall etc. Act 1996, and in a leasehold flat is likely to need the freeholder's consent.

E6 Built-in fittings

1

The kitchen has fitted wall and base units with a worktop, a gas hob and an electric oven. The fittings were in serviceable condition, with normal wear. The appliances were not tested.

Read the rest of E6 (1 more paragraph)

Construction and context

Sealant joints around the worktop and sink should be kept in good order to prevent water getting into the units and the floor below.

E7 Woodwork (e.g. staircase)

1

Internal doors, skirtings and architraves are a mix of original and replacement joinery, in fair condition with normal wear. The communal staircase is outside the flat and is covered at E9.

E8 Bathroom fittings

2

The bathroom has a bath with a shower over, a wash hand basin and a WC. The fittings were in serviceable condition. The sealant around the bath is discoloured and breaking down, and there is no mechanical extractor fan. The sealant should be renewed and an extractor fan fitted to reduce condensation.

Read the rest of E8 (1 more paragraph)

Construction and context

Failed sealant around a bath with a shower over is one of the most common causes of hidden water damage to the floor below and, in a flat, to the flat beneath. There is some black mould growth to the ceiling around the bath, which is typical of condensation where there is no extraction.

E9 Other

2

Communal parts and fire safety. The communal hall and staircase were inspected in general terms. The flat entrance door is a timber panelled door without a self-closing device and did not appear to be a fire door. A smoke alarm was seen within the flat, but no fire detection was seen in the common parts. You should ask the freeholder or managing agent for the current fire risk assessment for the common parts, and consider replacing the flat entrance door with a certified self-closing fire door.

Read the rest of E9 (1 more paragraph)

Construction and context

In a converted building the communal staircase is usually the only way out in a fire. It relies on each flat being separated from the stair by fire-resisting construction, including a self-closing fire door to each flat, so that a fire in one flat does not fill the escape route with smoke. Many conversions carried out some years ago do not meet current expectations. The Regulatory Reform (Fire Safety) Order 2005 requires a fire risk assessment of the common parts, which is the responsibility of the freeholder.

F. Services

Limitations on the inspection

Services were inspected visually only. The electrical, gas, water and heating installations were not tested. The gas and electricity meters are understood to be in a cupboard in the communal hall and were not seen.

Services are generally hidden within the construction of the property. We can only inspect the visible parts of the available services and we do not carry out specialist tests, so the inspection cannot confirm that the services work efficiently and safely or meet modern standards.

F1 Electricity

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.

Read the rest of F1 (2 more paragraphs)

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.

F2 Gas/Oil

1

Mains gas is connected. The meter is understood to be in a cupboard in the communal hall and was not seen. There was no smell of gas at the time of the inspection. Gas appliances should be serviced annually and checked by a Gas Safe registered engineer.

Read the rest of F2 (1 more paragraph)

Construction and context

Ask the seller for the most recent gas safety record and the boiler service history. A carbon monoxide alarm should be fitted in the room containing the boiler.

F3 Water

1

Mains water is connected. The internal stop valve is in the kitchen, below the sink. It was not tested. The visible plumbing is in copper and plastic, and no leaks were seen.

Read the rest of F3 (1 more paragraph)

Construction and context

In a building of this age the original supply pipe may have been lead. We could not see the supply pipe where it enters the building. Lead pipes can affect drinking water quality; ask the seller and, if in doubt, the water company can test the supply.

F4 Heating

1

Heating is provided by a gas-fired combination boiler, wall mounted in the kitchen, serving radiators throughout. The boiler was operating at the time of the inspection but was not tested. It should be serviced annually by a Gas Safe registered engineer.

Read the rest of F4 (1 more paragraph)

Construction and context

Combination boilers heat water on demand and do not need a hot water cylinder. The flue discharges through the rear wall; flues should not be obstructed and should terminate a safe distance from windows.

F5 Water heating

1

Hot water is provided by the combination boiler (see F4). Hot water ran at the taps during the inspection.

Read the rest of F5 (1 more paragraph)

Construction and context

The flow of hot water from a combination boiler can be limited when more than one tap is used at the same time.

F6 Drainage

NI

Foul water from the flat discharges into a shared cast-iron soil and vent pipe on the rear elevation, which runs to the underground drains. The only inspection chamber seen is in the rear garden, which belongs to the ground-floor flat, and access was not available. The drainage has therefore not been inspected. Your conveyancer should confirm responsibility for the shared drains and whether there is any history of blockages.

Read the rest of F6 (1 more paragraph)

Construction and context

In terraced houses of this age the drains are often old clay pipes, and they may be shared with neighbouring houses before joining the public sewer. Old clay drains can crack or be displaced by ground movement or roots, and leaking drains can soften clay subsoil below foundations (see D4).

F7 Common services

1

The communal hall has electric lighting and an entry phone system serving each flat. Both were working at the time of the inspection. They are communal and maintained through the service charge.

Read the rest of F7 (1 more paragraph)

Construction and context

Ask the managing agent whether the communal electrical supply is tested periodically as part of the fire risk assessment.

G. Grounds

G1 Garage

Not applicable

None.

G2 Permanent outbuildings

Not applicable

None.

G3 Other outside structures / boundaries

2

The front boundary is a low brick wall with a metal gate. The wall is leaning slightly and the pointing is weathered. Repointing and local rebuilding may be needed in due course. Your conveyancer should confirm responsibility.

Read the rest of G3 (1 more paragraph)

Construction and context

Front boundary walls are often built on shallow footings and are prone to leaning, particularly where tree roots or paving are nearby.

G4 Grounds (inc. shared facilities)

NI

The front garden is communal and laid to paving, with bin storage. The rear garden belongs to the ground-floor flat and was seen only from the rear windows; it was not inspected.

Read the rest of G4 (1 more paragraph)

Construction and context

Refuse storage in the front garden is shared; ask the managing agent about the arrangements.

G5 Other

Not applicable

None.

H. Issues for your legal advisers

Issues for your legal advisers

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.

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.

Fire safety. Ask for the fire risk assessment for the common parts (E9).

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.

Insurance. Buildings insurance is likely to be arranged by the freeholder. Confirm that the cover includes subsidence, heave and landslip.

Guarantees

None were seen. Ask the seller for any guarantees, warranties or certificates for the boiler, the uPVC windows and any roofing or damp-proofing work, and whether they can be transferred to you.

Other matters

Ask the seller whether there have been any insurance claims, particularly for water leaks into or from the flat.

I. Risks

This section summarises defects and issues that present a risk to the building or grounds, or a safety risk to you.

Risks to the building

Risks to the grounds

None identified.

Risks to people

  • E2 Ceilings: Textured ceiling coating in the bathroom that may contain asbestos.
  • E5 Fireplaces and chimney breasts: Chimney breast removed in the kitchen with no confirmed support to the masonry above.
  • E9 Other: Flat entrance door is not a fire door and no fire detection was seen in the common parts.
  • F1 Electricity: Electrical installation without RCD protection and with no evidence of recent testing.

K. Further investigations and getting quotes

Additional surveyor recommendations

  1. 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).
  2. Obtain an Electrical Installation Condition Report and quotations for any remedial work before you exchange contracts (F1).
  3. Ask the freeholder or managing agent about the roof, parapet gutter and chimney repairs and how their cost will be shared (D1, D2, D3).
  4. Pass Section H to your conveyancer.
  5. Obtain quotations for overhauling the front sash windows (D5).
  6. Ask for the fire risk assessment for the common parts and consider a certified fire door to the flat (E9).
  7. Top up the loft insulation once the roof repairs are complete (E1).

Who writes JBS reports

Joe Weaver MSc AssocRICS MRPSA, RICS Registered Valuer

Director of JBS Surveying Ltd, regulated by RICS. The report structure follows the RICS Home Survey Standard, with condition ratings 1, 2, 3 and NI. This page shows the main sections of the sample; the PDF is the complete report exactly as our report generator produces it, including the standard RICS sections, with photographs omitted. After every survey you can book a call with Joe to go through the report.

Download the full Level 2 Plus sample report (PDF)

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