Types of Property Survey We Offer in Leeds & Yorkshire

Level 2 Homebuyer Survey

A Level 2 Homebuyer Survey is the RICS mid-level inspection for conventional houses, flats and bungalows in reasonable condition. The surveyor inspects the visible and accessible parts of the property inside and out, tests for damp, checks the services on view, and reports each element with a simple traffic-light condition rating so you can see at a glance what needs attention before you exchange. It is written in plain English and includes advice on repairs and a reinstatement figure for insurance.

Suits Buyers of a conventional property built after around 1900 that has not been heavily altered and looks in reasonable condition.

• The survey is written in plain English.
• Detailed external and internal visual inspection of the property and services (e.g. gas, boiler, electrics).
• Valuation of the property.
• List of issues that need to be investigated that may affect the value of the property.
• Advice on repairs with a simple traffic light system to classify the level of repairs.
• Insurance reinstatement figure for the property.
• Legal issues that need to be addressed including information on location, the local environment and the energy efficiency.

Get a fixed fee for your Level 2 Homebuyer Survey

Level 3 Building Survey

A Level 3 Building Survey (formerly the full structural survey) is the most thorough RICS inspection. It suits period homes, listed buildings, timber-framed and non-standard construction, properties that have been extended or altered, and anything in poor condition. The surveyor examines the structure and fabric in detail, explains the likely cause of any defect, sets out repair options and priorities, and discusses the findings with you before and after the inspection.

Suits Buyers of pre-1900 or period property, listed and conservation-area homes, extended or converted houses, non-standard construction, or any property showing signs of movement, damp or neglect.

• Verbal discussion with the surveyor before and after to discuss any issues.
• A more detailed external and internal visual inspection of the property and services (e.g. gas, boiler, electrics) compared to a HomeBuyer Survey.
• Advice on, and the level of repairs.
• Advice regarding the energy efficiency of the building (Section K).

Get a fixed fee for your Level 3 Building Survey

Structural Engineer's Report

A structural engineer's report concentrates on one question: is the structure sound? It is the right instruction when a mortgage valuer, a Level 2 survey or your own eyes have flagged cracking, bowing walls, sloping floors, roof spread or suspected subsidence. The report identifies the likely cause, states whether the movement is historic or ongoing, and recommends monitoring or remedial work with an indication of scale.

Suits Buyers and owners who have a specific structural concern to resolve, or whose lender has asked for an engineer's opinion.

Get a fixed fee for your Structural Engineer's Report

Boundary Wall Dispute Report

When neighbours disagree about where a boundary runs, who owns a wall, or who should pay for its repair, an independent surveyor's report settles the facts. We review the title plans and deeds, measure and photograph the boundary on site, record the condition of the wall or fence, and set out a clear, impartial opinion that can support negotiation, mediation or legal proceedings.

Suits Homeowners in a boundary or party-wall disagreement who need a professional, impartial record before it escalates.

Get a fixed fee for your Boundary Wall Dispute Report

Timber and Damp Report

A timber and damp report investigates moisture and timber defects in detail: rising and penetrating damp, condensation, dry rot, wet rot and wood-boring insect activity. The surveyor takes moisture readings, traces the source rather than just the symptom, and recommends proportionate remedial work. It is often instructed after a survey or valuation has raised a damp concern, or when a lender requires a specialist report.

Suits Buyers with a damp or timber defect flagged in a survey or valuation, and owners of older homes with recurring damp.

Get a fixed fee for your Timber and Damp Report

Drone Roof Survey

A drone roof survey gives a close, high-resolution view of roof coverings, ridges, valleys, chimney stacks, flashings, gutters and flat-roof areas that cannot be seen safely from the ground or from a ladder. It is faster and cheaper than scaffolding or a cherry picker, and the images are included in the report so you can see each defect for yourself. Flights are carried out in line with UK drone regulations.

Suits Buyers of taller, steep-roofed or complex-roofed homes, and owners planning roof works who want an accurate picture first.

Get a fixed fee for your Drone Roof Survey

EPC (Energy Performance Certificate)

An Energy Performance Certificate rates a property's energy efficiency from A to G and is a legal requirement whenever a home is marketed for sale or rent. The assessment covers construction, insulation, glazing, heating and hot water, and the certificate lists cost-effective improvements. Landlords must meet the minimum rating before letting.

Suits Sellers, landlords and owners planning energy-efficiency improvements.

Get a fixed fee for your EPC (Energy Performance Certificate)

Asbestos Survey

Properties built or refurbished before 2000 may contain asbestos in textured coatings, floor tiles, soffits, garage roofs, pipe lagging and boards. An asbestos survey locates and records these materials, assesses their condition and risk, and, where a refurbishment or demolition survey is required, samples them so contractors know exactly what they are dealing with before any work starts.

Suits Buyers of homes built before the year 2000, owners planning refurbishment, and anyone managing a property with suspected asbestos.

Get a fixed fee for your Asbestos Survey

Building Insurance Valuation

A buildings insurance valuation calculates the reinstatement cost: what it would take to demolish, clear and rebuild the property to the same standard, including professional fees. It is not the market value. Insurers rely on this figure, and an inaccurate one leaves you under-insured or paying premiums on cover you do not need. Particularly important for period, listed and non-standard buildings where rebuild costs differ sharply from market value.

Suits Owners, freeholders and managing agents renewing or reviewing buildings insurance.

Get a fixed fee for your Building Insurance Valuation

Help to Buy Valuation

When you sell, remortgage or repay a Help to Buy equity loan, Homes England requires an independent valuation from a RICS-registered valuer, carried out to their specification and valid for three months. Our report is prepared in the required format so it is accepted first time.

Suits Homeowners staircasing, remortgaging or selling a Help to Buy property.

Get a fixed fee for your Help to Buy Valuation

Probate Valuation

Executors and administrators need a valuation of the deceased's property at the date of death to complete the inheritance tax account. A formal RICS probate valuation gives HMRC a defensible figure, reduces the risk of a later challenge, and helps the estate decide whether to sell or retain the property. We handle these sensitively and can liaise with solicitors directly.

Suits Executors, administrators and solicitors administering an estate.

Get a fixed fee for your Probate Valuation

Matrimonial Valuation

When a relationship ends the family home is usually the largest asset to be divided. A matrimonial valuation provides an impartial open-market figure both parties and the court can rely on, and can be prepared as a single joint expert report in accordance with the Family Procedure Rules.

Suits Separating couples, family solicitors and mediators.

Get a fixed fee for your Matrimonial Valuation

Private Valuation

A private valuation is an independent opinion of a property's open-market value from a RICS-registered valuer, for any purpose that is not a lender's mortgage valuation: agreeing a price between family members, a transfer of equity, capital gains tax planning, a shared-ownership sale, or checking an agent's figure before you commit.

Suits Owners, buyers and families who need a figure they can rely on rather than an estimate.

Get a fixed fee for your Private Valuation

Fire Risk Assessment

Under the Regulatory Reform (Fire Safety) Order, the responsible person for a workplace, commercial premises, or the common parts of a block of flats must carry out and record a fire risk assessment. We identify fire hazards and the people at risk, evaluate existing precautions, and set out prioritised actions so the building is compliant and its occupants are protected.

Suits Employers, landlords, managing agents and freeholders of flats or commercial premises.

Get a fixed fee for your Fire Risk Assessment

Commercial Building Survey

A commercial building survey reports on the condition of the structure, fabric, roof and services of a commercial property before you buy it or take on a lease. It identifies defects, estimates repair liabilities, flags compliance issues and gives you the information to negotiate the price, the lease terms or the repairing obligations.

Suits Business owners, investors and tenants acquiring or leasing commercial premises.

Get a fixed fee for your Commercial Building Survey

Dilapidation Survey

At lease expiry, a landlord may serve a schedule of dilapidations claiming the cost of putting the premises back into the condition the lease requires. We prepare schedules for landlords and negotiate or challenge them for tenants, so the settlement reflects the lease, the law and the actual condition of the building rather than an inflated claim.

Suits Commercial landlords and tenants approaching lease expiry or a break date.

Get a fixed fee for your Dilapidation Survey

Schedule of Condition Report

A schedule of condition records, in words and photographs, the exact state of the premises when a lease begins. Attached to the lease, it limits the tenant's repairing obligation to that recorded condition, which can save a very large sum in dilapidations at the end of the term. It is also used before neighbouring building works to protect against damage claims.

Suits Commercial tenants signing a lease, and owners adjoining major construction works.

Get a fixed fee for your Schedule of Condition Report

Commercial Valuation

A commercial valuation prepared to RICS Red Book standards gives a reliable market value or rental value for shops, offices, industrial and mixed-use property. Common purposes include acquisition and disposal, secured lending, SIPP and SSAS pension transactions, company accounts, capital gains and inheritance tax.

Suits Investors, business owners, accountants, lenders and pension trustees.

Get a fixed fee for your Commercial Valuation

Commercial Rent Review

Most commercial leases contain a rent review clause, and the difference between a well-argued and a poorly argued review compounds for the rest of the term. We analyse comparable evidence, interpret the review clause, and negotiate on your behalf for either party, including preparing evidence for arbitration or independent expert determination where agreement cannot be reached.

Suits Commercial landlords and tenants facing a rent review or lease renewal.

Get a fixed fee for your Commercial Rent Review