JBS Surveying

Sample reports / Level 3

Sample RICS Level 3 Building Survey report

Adds the likely cause of each defect, the probable repair and what further investigation should cover.

Sample report: fictional property. The wording is based on typical JBS reports; the property and every detail are invented and do not describe a real home.
Download the Level 3 sample as a PDF

B. Overall opinion

Sample property: 1930s three-bedroom semi-detached house with a rear single-storey extension, North West London

This is a well-proportioned inter-war house that has been extended and updated over time. It is in fair condition for its age. There are two items that need attention soon: the roof coverings (D2) and the electrics (F1). The drainage (F6) and the support to the retained chimney breast (E3) should be investigated before you exchange contracts.

Most of the other matters are normal maintenance for a house of this age. Provided you obtain quotations for the urgent items and the legal matters are resolved satisfactorily, we see no reason why you should not proceed.

Budget for the roof and electrical work before you commit, as both are best done before you move in and both can disturb finishes. The investigations recommended will either close the matter or give you a firm scope to negotiate on.

Summary of condition ratings

3

Condition rating 3

2

Condition rating 2

1

Condition rating 1

NI

Not inspected

C. About the property

A two-storey semi-detached house of the inter-war period, with a hipped main roof, a shared chimney stack, a rendered bay to the front and a later flat-roofed kitchen extension to the rear. Freehold is assumed. The property was occupied and furnished at the time of the inspection and the weather was dry.

Ground floor: entrance hall, front reception room, rear reception room, kitchen in the rear extension, cloakroom. First floor: landing, three bedrooms, bathroom. Outside: front garden with paved parking, rear garden with a timber shed.

D. Outside the property

The outside was inspected from ground level within the grounds and from adjoining public areas, using binoculars and photographic equipment. Parts of the roof slopes, chimney and rear extension roof could only be seen partially.

D1 Chimney stacks

2

There is one brick chimney stack, shared with the adjoining house, with clay pots and a mortar flaunching. The pointing is weathered in places and there is cracking to the flaunching around the pots. The lead flashings at the junction with the roof appear dated. Repointing and renewal of the flaunching should be carried out as part of normal maintenance, ideally at the same time as the roof repairs noted below.

Construction and context

Chimney stacks are among the most exposed parts of a house and take the full force of wind and rain on all sides. On a house of this age the stack is solid brickwork, and the flaunching, the sloping mortar bed around the pots, is what sheds water off the top. Because the stack is shared, repairs are normally agreed and shared with the adjoining owner, and scaffolding will usually be needed.

Cause and likely repair

The cracking to the flaunching is typical of cement-rich mortar that has shrunk and been worked by frost over many years. Left alone, water will get into the top of the stack and can reach the roof space and chimney breasts below. The likely repair is to rake out and repoint the stack in a suitable mortar, renew the flaunching and dress new lead flashings. Unused flues should be capped and ventilated rather than sealed. This work is best done under the same scaffold as the roof repairs.

D2 Roof coverings

3

The main roof is pitched and covered with concrete interlocking tiles, a later replacement of the original covering. Several tiles have slipped or are cracked, and the mortar bedding to the hip and ridge tiles is loose and missing in places. Water staining was seen within the roof space below the defective areas (see E1). The flat roof over the rear extension is covered in mineral felt, which is aged, with blistering and ponding water near the outlet. Repairs are needed now to keep the property weathertight; obtain quotations from a roofing contractor before you exchange contracts.

Construction and context

Concrete interlocking tiles are common on re-roofed inter-war houses. They are durable, but they are heavier than the clay tiles they often replace, and the roof structure should be able to carry the extra weight (see E1). Hip and ridge tiles on older roofs are usually bedded in mortar, which weathers over time and is a frequent source of leaks. Felt flat roofs have a shorter life than pitched roofs, and ponding water shortens it further.

Cause and likely repair

The slipped tiles appear to result from failed nail fixings and wind lifting, and the loose ridge and hip tiles from weathered mortar bedding. The staining in the roof space shows water has already been getting in. The likely repair to the main roof is to refix or replace the slipped and cracked tiles, rebed or mechanically fix the hips and ridge (a dry-fix system is now common), and check the underlay where tiles are removed. The extension roof is near the end of its useful life and is likely to need re-covering rather than patching; ask the contractor to check the deck for softness and to improve the falls so water drains to the outlet. Because repairs at height need scaffolding, obtain at least two quotations for the complete scope before you exchange.

D3 Rainwater pipes and gutters

2

The gutters and downpipes are plastic. A joint in the rear gutter is leaking, and there is vegetation and debris in the gutters. The gutters should be cleared and the joint repaired, and the system checked during heavy rain.

Construction and context

Gutters and downpipes carry a large volume of water away from the walls. Small leaks at joints are easy to overlook, but they can keep brickwork and render wet for long periods, which is a common cause of internal dampness and frost damage in older houses.

Cause and likely repair

The leak is at a union joint where the rubber seal has perished, a common failure in older plastic guttering. Repair is usually straightforward: replace the union and clear the gutters. Check that the downpipes discharge properly into gullies at ground level, as a blocked or broken gully can cause water to soak the base of the wall.

D4 Main walls

2

The main walls are brick, with a rendered finish to the front bay and upper front elevation. There is fine cracking to the render in places and one area near the bay that sounds hollow when tapped. No significant structural movement was seen. The render should be repaired and redecorated to keep water out. A bituminous damp-proof course was seen in places; the external ground level is close to it on the side elevation and should be lowered.

Construction and context

Houses of this period are usually built with cavity walls, two leaves of brickwork with a gap between them, tied together with metal wall ties. Many inter-war houses in North West London are built on clay subsoil, which shrinks in dry summers and swells in wet winters, particularly near trees. Minor seasonal cracking is common in these areas, and it is important that it is monitored rather than ignored.

Cause and likely repair

The fine render cracks appear to be shrinkage and weathering rather than structural movement, as they do not continue through to the brickwork where visible and there is no matching internal cracking. The hollow area shows the render has lost its bond with the wall behind; if left, water can get in behind it and the render may come away in frost. The likely repair is to cut out and renew the hollow area and fill and redecorate the fine cracks with a breathable finish. Early wall ties can corrode over time; no signs of this, such as horizontal cracking or bulging, were seen, but it should be kept in mind in any future work.

D5 Windows

2

The windows are uPVC double-glazed units. A sample was opened and they operated, but two sealed units have failed (misting between the panes) and some latches and hinges are stiff. The failed units should be replaced and the hardware adjusted. Check that bedroom windows open wide enough for escape in a fire.

Construction and context

uPVC is the most common modern window material. It needs little maintenance, but the sealed double-glazed units have a limited life, and when the seal fails the insulating value is reduced. Replacement windows should have building control approval or a certificate from a registered installer (see H2).

Cause and likely repair

Misting between the panes is caused by the edge seal failing, which lets moist air into the cavity. The frames themselves appear sound, so the likely repair is to replace the individual glass units rather than the whole window. Stiff latches usually need adjustment and lubrication. Your legal adviser should ask for the installation certificate.

D6 Outside doors

1

The front door is a composite door and the rear doors from the extension are uPVC double-glazed. They opened, closed and locked at the time of the inspection. No repair is currently needed.

Construction and context

Composite and uPVC doors are generally low maintenance. As with the windows, they should have been installed with building control approval or by a registered installer.

Cause and likely repair

No defects were noted. Keep hinges and locks lubricated and check the weather seals periodically.

D8 Joinery and finishes

2

The fascias, soffits and bay joinery are painted timber. Paint is flaking in several places and the timber at one corner of the bay feels soft. The decorations should be renewed and the soft timber cut out and replaced.

Construction and context

External timber on houses of this age is often original and relies on paint to keep water out. Once paint breaks down, timber absorbs water and can decay, particularly at joints and on horizontal surfaces.

Cause and likely repair

The soft timber is likely to be wet rot, caused by water getting in where the paint has failed. The extent can only be confirmed by probing once the paint is removed. The likely repair is to cut out and splice in new timber, treat the surrounding area and redecorate. External decoration is normally needed every five to seven years.

E. Inside the property

The inside was inspected within the limits of the furniture, floor coverings and stored items present. Floor coverings were not lifted and furniture was not moved except where noted.

E1 Roof structure

2

The roof space was entered through the hatch on the landing. The roof is a traditional cut-timber structure. Water staining was seen on the timbers and underlay below the defective tiles noted in D2, and the loft insulation is thin. The timbers seen were in reasonable condition. The roof repairs in D2 are needed to stop the water getting in, and insulation should be increased.

Construction and context

Roofs of this period were built on site from sawn timbers: rafters, purlins supporting the rafters mid-span, and struts down to the internal walls. When a lighter original covering is replaced with heavier concrete tiles, the structure can deflect over time unless it was strengthened when the tiles were changed.

Cause and likely repair

The staining appears to be from recent and historic leaks at the slipped tiles and ridge; the timbers seen were dry at the time and no significant decay was found, but areas hidden by insulation and stored items could not be checked. There is slight deflection to one roof slope, which is common after re-roofing with heavier tiles, with no signs of recent movement. The likely scope is to repair the roof covering, check the timbers once the covering is opened up, and top up the insulation while keeping the eaves ventilated to avoid condensation.

E2 Ceilings

1

The ceilings are a mix of plasterboard and older lath and plaster, with painted finishes. There are hairline cracks in places, which are common in a house of this age. No repair is currently needed beyond normal redecoration.

Construction and context

Lath and plaster ceilings are made of thin timber strips nailed to the joists with plaster pushed through the gaps to form a key. They can lose their grip over time, particularly after water leaks or vibration. The textured coating in the bathroom may contain asbestos (see I3).

Cause and likely repair

The hairline cracks follow the plasterboard joints and the edges of the older ceilings and are consistent with normal movement of timber floors and seasonal changes. No sagging was seen. When redecorating, avoid sanding or scraping the textured coating in the bathroom until it has been tested.

E3 Walls and partitions

2

The internal walls are a mix of solid masonry and timber stud partitions, plastered and painted. The chimney breast in the rear reception room appears to have been removed at ground-floor level, while the breast above it in the bedroom remains. How the remaining chimney is supported could not be seen. Ask your legal adviser for building control approval and any structural details for the removal (see H2).

Construction and context

Removing a chimney breast in one room while leaving it in place above means the upper part must be carried on a beam, steel or brackets, designed by an engineer and approved by building control. This is a common alteration in London houses, and it is also often done without the right support.

Cause, repair and further investigation

There is no cracking in the bedroom above or the ceiling below that would suggest the retained breast has moved, but the support is hidden and cannot be confirmed from a visual inspection. If the building control completion certificate and structural calculations cannot be provided, a structural engineer should inspect before you exchange contracts; we can recommend one. The likely outcome ranges from confirming the existing support to installing a new steel, which would need opening up and redecoration of the ceiling.

E4 Floors

1

The ground floor is suspended timber in the main house and solid concrete in the extension. Upper floors are suspended timber. Floor coverings were not lifted. The floors felt firm with only slight springiness in places, which is not unusual. No repair is currently needed.

Construction and context

Suspended timber ground floors rely on air bricks in the outside walls to keep the void beneath ventilated. If air bricks are blocked, for example by raised paths or planting, the timbers can become damp and decay.

Cause and likely repair

The air bricks on the front and side elevations are clear, but the one near the rear extension could not be found and may have been covered when the extension was built. Ask the builder or vendor whether ventilation was maintained through the extension floor; if not, a through-floor vent or duct may be needed. This is inexpensive to check and important for the long-term health of the timber floor.

E5 Fireplaces, chimney breasts and flues

2

There are open fireplaces in the front reception room and one bedroom. They appear unused and the flues were not tested. Do not use any fireplace until the flue has been swept and checked by a qualified person.

Construction and context

Flues in houses of this age were built with a clay or lime-mortar lining, which can crack and deteriorate over time, allowing smoke and gases to escape into rooms or the roof space.

Cause and likely repair

Unused flues should be capped at the top and ventilated at the bottom to prevent damp. If you plan to use a fireplace or fit a stove, the flue will need a smoke test and possibly a new liner, carried out by a HETAS-registered installer.

E7 Woodwork

1

Internal doors, frames, skirtings and the staircase are timber and in satisfactory condition, with normal wear and some shrinkage cracks at joints. No repair is currently needed.

Construction and context

Shrinkage cracks between timber sections are common and usually happen as timber dries, settles and responds to changes in temperature and humidity. They are normally cosmetic.

Cause and likely repair

The staircase balustrade is original and the gaps between the spindles are wider than current guidance for homes with small children. This is not a defect in an older house, but you may wish to consider it (see I3).

E8 Bathroom fittings

2

The bathroom has a bath with a shower over, a basin and a WC. The sealant around the bath has failed in places and there is minor staining to the ceiling of the room below. The sealant should be renewed and the shower screen seal checked.

Construction and context

Failed sealant is one of the most common causes of hidden water damage in homes. Water tracks behind the bath panel and into the floor below, often long before it is visible.

Cause and likely repair

The stain below the bath was dry when tested with a moisture meter, suggesting an intermittent leak from the failed sealant rather than a leaking pipe. Renew the sealant and monitor the stain. If it reappears, the bath panel should be removed to check the waste and trap connections and the floor beneath.

F. Services

Services were inspected visually where accessible. They were not tested, and the report does not replace a specialist test.

F1 Electricity

3

Mains electricity is connected. The consumer unit (fuse box) is an older type without residual current device (RCD) protection, and some older cabling and sockets were seen. There is no evidence of a recent test. For safety, the whole installation should be tested by a registered electrician and an Electrical Installation Condition Report (EICR) obtained before you exchange contracts.

Construction and context

The consumer unit is the main control point for the electrics. Modern installations include RCD protection, which cuts the power quickly if there is a fault and reduces the risk of electric shock and fire. Current guidance is that installations are tested at least every ten years and on a change of occupier.

Cause and likely repair

The absence of RCD protection and the age of parts of the wiring indicate an installation that has been added to over time rather than rewired as a whole. An EICR will show what is needed. The likely outcome ranges from replacing the consumer unit and remedying individual circuits to a partial or full rewire; a rewire involves lifting floorboards and making good plaster, so it is much easier to do before you move in.

F2 Gas and oil

1

Mains gas is connected, with the meter in a box on the front elevation. No smell of gas was noticed. As a precaution, all gas appliances should be checked by a Gas Safe registered engineer when you move in.

Construction and context

Gas appliances should be serviced every year. Ask the seller for service records and any gas safety certificates.

Cause and likely repair

No defects were seen in the visible pipework. A carbon monoxide alarm should be fitted in rooms with a gas appliance.

F3 Water

2

Mains water is connected and the stop tap is under the kitchen sink. Part of the incoming supply pipe, where visible, appears to be lead. Lead pipework should be replaced.

Construction and context

Lead supply pipes were common in older houses, including those of this age. Lead can dissolve into drinking water, particularly in soft-water areas and after water has stood in the pipe.

Cause and likely repair

The pipe rises from the floor with a lead appearance and a wiped joint to the copper pipework above. The supply between the boundary and the house is your responsibility. The likely repair is to replace it with a modern plastic pipe from the boundary stop tap to the house; the local water company can advise and some offer a contribution towards replacement.

F4 Heating

2

Heating and hot water are provided by a gas combination boiler in the kitchen serving radiators. It was working at the time of the inspection. No service record was seen and the boiler is not new. The boiler should be serviced and its condition confirmed by a Gas Safe registered engineer.

Construction and context

A combination boiler heats water directly from the mains, so there is no hot water cylinder or tank in the loft. Boilers typically last around 10 to 15 years, depending on maintenance.

Cause and likely repair

The boiler has no visible defects, but without a service history its condition and remaining life cannot be judged. Some radiators have cold areas at the top, suggesting air in the system. Ask for the service history; if none is available, allow for a service and possible replacement in the medium term.

F6 Drainage

2

Drainage is assumed to connect to the public sewer, shared with the adjoining house. The inspection chamber cover in the side passage was lifted: there was a build-up of debris and signs of water backing up. A CCTV drainage survey is recommended before you exchange contracts.

Construction and context

Below-ground drains in houses of this age are often clay pipes with mortar joints. Tree roots, ground movement and age can cause cracks and displaced joints, which lead to blockages and leaks into the ground.

Cause, repair and further investigation

The debris and staining in the chamber suggest a partial blockage or a defect further along the run. Leaking drains on clay subsoil can soften the ground and contribute to movement, so this should be investigated rather than simply cleared. A CCTV survey will show the condition of the pipes and whether repair or lining is needed. Your legal adviser should confirm responsibilities for the shared section.

G. Grounds

G2 Garden shed

NI

There is a timber shed at the end of the rear garden. It was locked and full of stored items at the time of the inspection, so it was not inspected. Ask the seller for access, or about its condition, before you exchange contracts.

Construction and context

NI means not inspected. Where part of a property cannot be seen, the report says so rather than guessing: it is not a clean bill of health.

Cause and likely repair

If the shed has an electricity supply, it should be included in the electrical test recommended at F1.

G3 Boundaries

2

Boundaries are timber fencing and a low brick wall to the front. Part of the rear fence is leaning and some posts are loose. The fence should be repaired. Your legal adviser should confirm who is responsible for each boundary.

Construction and context

Timber fence posts decay where they meet the ground. Leaning fences are common and usually a maintenance matter rather than a sign of wider movement.

Cause and likely repair

The leaning section is at the loosened posts, which appear to have rotted at ground level. The likely repair is to replace the affected posts with concrete spurs or new posts.

G4 Grounds

1

The front garden is paved for parking and the rear garden is laid to lawn with a paved patio. There is a mature tree in the neighbouring rear garden. No repair is currently needed, but see I1.

Construction and context

Paved front gardens reduce the area for rainwater to soak into the ground and can direct water towards the house if the falls are wrong.

Cause and likely repair

The paving falls away from the house. Keep any planting well away from the walls and do not raise ground levels against them.

H. Issues for your legal advisers

H1 Tenure
The property is assumed to be freehold. Your legal adviser should confirm this.
H2 Planning and Building Regulations
Your legal adviser should obtain the planning position and building control completion certificates for the rear extension, the chimney breast removal (see E3) and the replacement windows and doors.
H5 Guarantees
Ask for any guarantees for the roof, the replacement windows and any damp-proofing work, and check that they can be transferred to you.
H6 Other matters
Confirm the responsibilities for the shared chimney stack and the shared drainage, and ownership of the boundaries.

I. Risks

I1 Risks to the building

  • Water getting in through the roof coverings (D2, E1).
  • The area has shrinkable clay subsoil and there is a mature tree nearby. No significant movement was seen, but the risk of seasonal movement should be kept in mind, drains kept in good repair and any new cracking monitored (D4, F6).

Clay subsoil moves with its moisture content. Trees draw moisture from the ground, and leaking drains soften it, which is why the drainage investigation matters. Your insurer will ask about trees and past movement; answer accurately.

I3 Risks to people

  • The electrical installation (F1).
  • Possible lead water supply pipe (F3).
  • The textured ceiling coating in the bathroom may contain asbestos. It is low risk if left undisturbed; have it tested before any work (E2).
  • Smoke and carbon monoxide alarms were not seen; fit them before you move in.

The staircase balustrade has wider gaps between the spindles than current guidance recommends for homes with small children (E7).

K. What to do now

  1. Before you exchange contracts, obtain quotations for the roof repairs (D2) and an Electrical Installation Condition Report and quotation for any remedial work (F1).
  2. Commission a CCTV drainage survey (F6).
  3. Ask your legal adviser for building control and structural details for the chimney breast removal; if these are not available, have a structural engineer inspect (E3). We can recommend one.
  4. Pass sections H and I to your legal adviser.
  5. Have the boiler serviced and a gas safety check carried out when you move in (F2, F4).

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 sections A to K and condition ratings 1, 2, 3 and NI. This sample shows sections B to K; A (about the inspection) and J (energy matters) are omitted here. After every survey you can book a call with Joe to go through the report.

Sample report: fictional property. The wording is based on typical JBS reports; the property and every detail are invented and do not describe a real home.

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