Insite Property Surveys — RICS Home Survey Level 2
When the survey
makes the difference
Three real cases. Three properties where the findings were not visible to the naked eye. This is what a professional inspection actually delivers.
A RICS Home Survey Level 2 is not a formality. The properties below each presented defects that were invisible on a viewing, misunderstood by the vendor, or actively concealed by decoration. In each case, the survey gave the buyer the information they needed before exchange of contracts. Cases are based on actual survey findings. Addresses are used with the agreement of the client or anonymised where requested.
Recent Instructions
Background & Findings
A 1950s semi-detached property forming part of the former Canadian housing stock in the Radcliffe on Trent area. This is a distinctive form of timber-frame construction with external masonry cladding. The buyer had proceeded on the assumption the property was conventional solid brick construction.
The inspection identified two Priority Matters requiring resolution before exchange of contracts, alongside several Condition Rating 2 items requiring budgeted attention.
- 3Electrical consumer unit last inspected August 1989. EICR approximately 30 years overdue. Plastic-enclosed unit requires upgrading to comply with current standards.
- 3Stepped cracking above rear kitchen window. No visible lintel identified above the opening. Structural engineer required before exchange.
- 2DPC clearance below 150mm minimum at front corner. Eroded brickwork below DPC at rear elevation.
- 2Roof deflection visible from ground level. Gable tie provision unconfirmed. Specialist inspection recommended.
- 2Textured ceiling finishes throughout – possible asbestos-containing material. Accredited surveyor to sample before any disturbance or redecoration.
What the Survey Found and Why It Mattered
Priority Matter — Electrical Safety
The consumer unit label confirmed the previous EICR was completed in August 1989, with a re-inspection due August 1994. The installation was approximately 30 years overdue for a condition report at the date of inspection. Current standards (BS 7671 18th Edition) require metal-enclosed consumer units in domestic properties. A full EICR by a NICEIC or NAPIT registered electrician was required before any exchange of contracts could responsibly proceed.
Priority Matter — Structural
Stepped cracking was observed above the rear kitchen window. No visible lintel was identified above this opening. In timber-frame construction the interaction between the structural frame and external masonry cladding requires specialist understanding. A structural engineer’s investigation was required to confirm whether adequate support was present and to assess the cracking pattern before exchange.
Construction Type — An Unrecognised Risk
The buyer was not aware the property was of timber-frame construction. This affects how any repair or refurbishment works should be undertaken, including moisture management, the compatibility of repointing mortars, and the interpretation of any cracking pattern. Understanding the construction type was essential before commitment to purchase.
Background & Findings
A pre-1919 solid brick terraced property in Chaddesden, Derby. On visual inspection the property appeared in reasonable decorative order and was presenting well at the point of offer. Moisture meter readings recorded during the inspection told a significantly different story.
Using a calibrated Protimeter MMS2, 15 readings were taken at accessible skirting and wall locations across the ground floor and loft. Multiple readings fell in the WET classification. One reading, immediately adjacent to a live socket outlet, recorded at 100.0% WME.
- 3Multiple WET-classification moisture readings in the living room, including 99.7% WME at ceiling/wall junction and 100.0% WME at skirting adjacent to a live socket outlet.
- 3Moisture presence at live electrical installation presents a direct risk of electric shock and fire. Electrician required as a matter of urgency.
- 2DPC clearance approximately one brick course at front and rear — well below the recommended 150mm minimum. No cavity to interrupt moisture transfer in solid brick construction.
- 2Blocked and inadequately ventilated chimney flue trapping moisture within the chimney structure and the adjoining kitchen wall.
- 2Loft rafter timber at 59.7% WME — elevated and requiring investigation. Wall plate at 18.7% WME, at the boundary of the RISK classification.
What the Survey Found and Why It Mattered
Priority Matter — Moisture Adjacent to Live Electrics
The reading of 100.0% WME at the skirting immediately adjacent to a live socket outlet was the most urgent finding in this report. Moisture at saturation level in proximity to live electrical installations presents a direct risk of electric shock and fire. An EICR was required as a matter of urgency alongside a full damp investigation, before any commitment to purchase.
Why Readings Were So High
Solid brick construction has no cavity to interrupt moisture transfer. At this property two contributing factors were identified: a DPC clearance of approximately one brick course — well below the 150mm minimum — allowing ground moisture to track upward through the wall; and a blocked chimney flue retaining moisture within the chimney breast and the kitchen wall adjoining it. Identifying the combination of causes was essential to any effective remediation.
What the Survey Made Possible
With causes identified, the buyer was able to approach a damp specialist with a precise brief: address DPC clearance, ventilate the chimney flue, and monitor whether readings reduce. This is considerably more effective — and less costly — than a blanket damp-proof course injection carried out without diagnosis.
Background & Findings
A detached 1970s property in Ripley, Derbyshire, with a double garage, conservatory, and an air source heat pump and solar PV system with battery storage. The property also featured a first-floor balcony accessible from the master bedroom via French doors — an addition that became the most significant finding of the inspection.
The balcony is formed from concrete or stone paving slabs laid on a structural base at first-floor level, with a timber handrail and metal baluster posts as the perimeter balustrade. The supporting structure beneath the deck was not accessible for inspection.
- 3First-floor balcony: structural adequacy of supporting timbers and slab deck unconfirmed. Balustrade height and fixing adequacy require assessment. Planning consent to be confirmed by legal advisers.
- 3Electrical installation: full EICR required, including assessment of solar PV inverter, AC isolator, and associated wiring. Loose wire noted at ceiling level in master bedroom.
- 2Black mould growth to bedroom window reveal, consistent with condensation and limited ventilation. Potentially linked to roof defects identified elsewhere.
- 2Polystyrene ceiling tiles in dining room present an increased fire spread risk. Artex ceiling in kitchen warrants asbestos advisory before any disturbance.
- 2Crack to garage boundary wall corner — cause unconfirmed. Specialist investigation recommended before commitment to purchase.
What the Survey Found and Why It Mattered
Priority Matter — First-Floor Balcony
The surveyor was unable to confirm that the supporting structure beneath the balcony deck was of adequate size and specification to carry imposed loading from the slab, furniture, and occupants. A structural engineer’s inspection was required before the balcony was used. Planning consent also required confirmation — the addition of a first-floor balcony may require planning permission, and the vendor was asked to provide evidence of consent or permitted development status before exchange of contracts.
Modern Technology — Additional Considerations
The air source heat pump, solar PV array, and battery storage system are assets that require careful due diligence. The buyer was advised to obtain MCS certification, any export tariff or Feed-in Tariff agreements, warranty documentation, and service records. A property with renewable energy technology carries a more complex conveyancing picture than it may initially appear.
Fire Safety — Ceiling Tiles
Polystyrene ceiling tiles were noted in the dining room. Common in 1970s properties, these tiles present an increased fire spread risk and their removal or replacement was recommended. The artex finish in the kitchen also warranted an asbestos advisory: materials of this type should be presumed to contain asbestos unless proven otherwise by accredited sampling, and specialist advice obtained before any disturbance.
Frequently Asked Questions
Questions commonly asked by buyers considering a home survey, answered clearly and without jargon.
What is a Priority Matter in a home survey?
A Priority Matter is a Condition Rating 3 item: a defect considered serious or requiring urgent investigation before exchange of contracts. It may relate to structural adequacy, electrical safety, significant damp ingress, or any element presenting a risk to the safety of occupants. Priority Matters are listed prominently in the summary of recommended actions so the buyer can address them before commitment to purchase.
What moisture reading is considered dangerous?
Readings are recorded in percentage Wood Moisture Equivalent (%WME) using a calibrated Protimeter MMS2. Below approximately 16% WME is classified as DRY. Between 16% and 20% WME is classified as AT RISK and warrants monitoring. Above 20% WME is classified as WET and requires investigation. Readings at or near 100% WME, as recorded at 123 Max Road, indicate saturation-level moisture. When located adjacent to a live electrical installation, this presents a direct risk of electric shock or fire.
Can I withdraw from a purchase based on survey findings?
Yes. Prior to exchange of contracts you are not legally committed and may withdraw at any point, though costs incurred to that point — such as legal fees and the survey fee — are not recoverable. Survey findings identifying Priority Matters also give you the basis to renegotiate the purchase price or request that the vendor undertakes specific remediation before exchange. The decision is entirely yours. The surveyor’s role is to provide the professional information that supports it.
What is an EICR and why does a survey flag it?
An Electrical Installation Condition Report (EICR) is a formal assessment of a property’s electrical installation carried out by a registered electrician (NICEIC or NAPIT). A home survey includes visual inspection only — not electrical testing. Where the visual inspection identifies concerns, such as an older consumer unit, surface wiring, or an installation overdue for inspection, the surveyor will recommend an EICR before exchange. Current regulations (BS 7671 18th Edition) require metal-enclosed consumer units in domestic dwellings.
How does a RICS Level 2 survey differ from a mortgage valuation?
A mortgage valuation is carried out for the lender’s benefit, not the buyer’s. Its purpose is to confirm the property is adequate security for the loan. It does not provide a detailed condition assessment and offers the buyer very limited protection. A RICS Home Survey Level 2 is carried out for the buyer. It provides a thorough visual inspection, identifies defects, assigns condition ratings, and gives the buyer an informed basis on which to proceed, renegotiate, or withdraw. The two services are not interchangeable.
What areas does Insite Property Surveys cover?
Insite Property Surveys carries out RICS Home Survey Level 2 inspections across Derbyshire, Leicestershire, Nottinghamshire, and the surrounding East Midlands area. Recent instructions have included Radcliffe on Trent, Chaddesden, Derby, Coalville, Ripley, and Ashbourne. To confirm coverage for a specific postcode, contact Tim Swain directly at info@insitepropertysurveys.com or on 07399 848625.
About the Surveyor
Tim Swain MCIOB AssocRICS
Tim Swain is a Chartered Building Surveyor and the principal surveyor at Insite Property Surveys. He holds dual professional membership of the Royal Institution of Chartered Surveyors (RICS No. 1003928) and the Chartered Institute of Building (CIOB). All inspections, assessments, and professional judgements contained in Insite reports are made and verified by Tim, who retains full professional responsibility for every report issued under the Insite name.
Insite Property Surveys operates in accordance with the RICS Home Survey Standard (2021) and the RICS Level 2 Product Specification. Reports are produced to a defined house style with condition ratings, moisture meter readings, and photographic evidence presented clearly for the buyer. The practice covers Derbyshire, Leicestershire, Nottinghamshire, and the broader East Midlands.
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