What We Offer
Our Survey Services
We offer a full range of RICS regulated survey and valuation services across Bristol, Bath, Wiltshire, and the South West. Not sure which survey you need? We're happy to advise.
RICS Level 2
Home Survey Level 2
What is a Home Survey Level 2?
A Home Survey Level 2 is a professional visual inspection of a property conducted by a qualified RICS surveyor. It provides a clear, objective assessment of the property's condition using the RICS standard traffic light rating system.
This service is designed for conventional properties that are in reasonable condition. It highlights significant defects, damp, timber decay, and structural movement, as well as legal issues that should be referred to your legal advisers — giving you the information you need to proceed with confidence or renegotiate the price based on identified repairs.
Best suited for:
Conventional properties of standard construction that are in reasonable condition — including modern flats, terraced houses, semi-detached, and detached homes. Generally most appropriate for properties built within the last 70–80 years.
What's included:
- A physical inspection of the property (internal and external)
- Condition ratings for all main elements using the 1–3 scale
- Identification of significant defects and advice on necessary repairs
- Checks for dampness, timber decay, subsidence, and structural movement
- Visual assessment of roof, walls, floors, windows, and visible services (gas, water, electricity)
- Identification of risks to the building, grounds, or people
- Legal issues to raise with your legal advisers
- Building Reinstatement Cost for insurance purposes
Not suitable for: Properties that are approximately 70–80 years old or more, listed buildings, those of unusual construction, or properties that have undergone significant alterations. A Home Survey Level 3 is recommended in these cases.
RICS Condition Ratings:
Condition Rating 1
No repair is currently needed.
Condition Rating 2
Defects that need repairing or replacing but are not considered urgent.
Condition Rating 3
Defects that are serious and/or need to be repaired, replaced or investigated urgently.
Condition ratings are defined by the RICS Home Survey Standard (1st edition) and are mandatory for all Home Survey Level 2 reports.
When should I choose a Level 3?
RICS Level 3
Home Survey Level 3 (Building Survey)
What is a Home Survey Level 3?
The Home Survey Level 3 is our most comprehensive bespoke report and represents the highest level of non-invasive residential inspection. It is an in-depth evaluation of a property's condition and structural integrity.
Unlike a Level 2 report, the Level 3 provides a detailed narrative that explains the likely cause of visible defects, the potential consequences if they are ignored, and technical advice on the appropriate remedial repairs.
Our "General Practitioner" Approach
As your surveyor, I act as a "General Practitioner" for your property — performing a thorough health check of the building to identify symptoms of concern. Where my inspection reveals issues requiring specific technical expertise, such as structural engineering, complex drainage, or electrical safety, I will provide a clear referral for further investigation. This ensures you have all the necessary expert data before you legally commit to the purchase.
Best suited for:
- Properties approximately 70–80 years old or more, or with a history of significant damage
- Listed buildings or those in Conservation Areas
- Properties of unusual construction (e.g. timber frame, cob, or non-standard concrete)
- Buildings that have been extensively extended or altered
- Properties you intend to renovate or significantly remodel
What's included:
- Intensive Inspection: A thorough physical assessment of all accessible areas, including roof voids and under-floor hatches where safe and unobstructed.
- Structural Evaluation: Full assessment of the main elements including roof structure, masonry, floors, and visible foundations.
- Defect & Cause Analysis: Identification of both major and minor defects with an explanation of why they have occurred (e.g. whether damp is caused by condensation, rising, or penetrating sources).
- Remedial Advice: Technical options for repair and, where possible, an indication of the likely timeline and priority for works.
- Specialist Referrals: Clear guidance on which elements require further testing by a certified specialist (e.g. Gas Safe or NICEIC contractors) prior to exchange of contracts.
- Future Maintenance: A detailed outline of maintenance requirements to help you budget for the long-term health of the building.
- Legal Risks: Identification of specific risks, such as planning breaches or boundary issues, for your legal advisers to investigate.
RICS Red Book
RICS Red Book Valuation
What is an RICS Red Book Valuation?
An RICS Red Book Valuation is a formal, written assessment of a property's market value carried out in strict accordance with the RICS Valuation — Global Standards (the "Red Book"). This is the internationally recognised professional standard for property valuations.
Unlike a free estate agent's market appraisal — which is an informal opinion with no regulatory basis — an RICS Red Book Valuation is a regulated, independent, and impartial professional opinion of value. It is the only type of valuation accepted by mortgage lenders, HMRC, solicitors, and courts for formal legal and financial purposes.
RICS Valuation vs. Estate Agent Appraisal
RICS Red Book Valuation
Estate Agent Appraisal
Best suited for:
Home buyers, sellers, landlords, solicitors, and financial institutions requiring a formal, RICS regulated valuation for any legal, financial, or tax purpose.
Valuation types we provide:
- Purchase & Sale Valuations: Independent market value for buyers or sellers.
- Mortgage & Re-mortgage Valuations: Accepted by lenders for secured lending purposes.
- Probate & Estate Valuations: For HMRC and estate administration following a bereavement.
- Matrimonial & Dispute Valuations: Independent valuations for divorce proceedings or legal disputes.
- Capital Gains Tax Valuations: Retrospective or current valuations for HMRC CGT purposes.
- Help to Buy & Shared Ownership: Valuations required for staircasing or redemption of equity loans.
Valuation fees start from £250 for standard residential properties. Fees depend on the property type, size, location, and purpose of the valuation. Please contact us for a tailored quote.
Why an RICS Red Book Valuation matters:
Legally recognised — accepted by HMRC, courts, and mortgage lenders
Fully independent — no ties to estate agents or developers
RICS regulated — governed by the RICS Valuation — Global Standards
Formal written report — a professional document you can rely on and share
Professional liability — you have recourse if the valuation is negligent
An estate agent's appraisal is a free, informal opinion with no regulatory basis. It cannot be used for mortgage, legal, or tax purposes and carries no professional liability.
Quick Guide
Which Survey Do I Need?
Not sure which service is right for your property? Use this guide or give us a call — we're happy to advise.
Choose Home Survey Level 2 if...
- The property is a modern or conventional home
- It is broadly less than 70–80 years old
- It is in reasonable condition with no major concerns
- It is a standard type (flat, terrace, semi, detached)
- You want a clear, concise, cost-effective report
Choose Home Survey Level 3 if...
- The property is approximately 70–80 years old or more
- It has a history of significant damage or alterations
- It is listed or in a Conservation Area
- It has unusual construction (timber frame, cob, etc.)
- You want a detailed narrative report with cause and remedial advice
- You are planning renovation or remodelling works
Choose a Valuation if...
- You need a formal written valuation
- Your mortgage lender requires one
- You need a valuation for probate or tax
- You are involved in a matrimonial dispute
- You need a Help to Buy valuation
Still not sure? We'll recommend the right survey for your property — just get in touch.