RICS Home Survey Level 1: Using a simple 'traffic light' rating focusing on the condition of the property by rating the different parts of the building and flagging up any areas that need attention, identifies any risks and potential legal issues and highlights any urgent defects. Typically, the lowest priced of the surveys, it is aimed at conventional properties and newer homes.

RICS Home Survey Level 2 (Survey): This is the most suitable for conventional properties which are in reasonable condition. the report gives you more detailed information on the condition, which includes advice about repairs or any ongoing maintenance issues.

RICS Home Survey Level 2 (Survey and Valuation): The surveyor will complete the survey, as above, however they will also include the surveyor's professional opinion on the market value of the property.

RICS Home Survey Level 3: Essential for larger or older properties or if you're planning major works. the most comprehensive report provides you with an in-depth analysis of the property's condition and includes advice on defects, repairs, and maintenance options.

Lithgow Sons and Partners Residential Survey Service Summary

For comparison, we have below a sample of the 'Main Walls' sections of a Building Survey Report, and a Homebuyer's Survey Report.

Building Survey, Main Walls:

The main walls to the property are of solid brick construction.

The brickwork to the front elevation is in Flemish bond style, the brickwork to the rear elevation and two storey extension have header courses every six levels of brickwork.

Front Elevation:

We recorded eight lintel / wall openings. Deflections were recorded to the lintel / brickwork above the bay window and the two windows above.

We are of the opinion there has been some structural movement on the front elevation in the form of a deflection to the lintel across the bay window. This is evidenced by a deflection to the horizontal mortar joints immediate above the bay window. However, this deflection has caused the pillar of masonry immediately above it to move downward, which has subsequently caused the slope to the two windowsills immediate above the bay window and additional slope to the same two window lintels.

We would advise the purchaser to instruct a structural engineer to confirm the cause of the movement to the front elevation and to investigate (which may require some opening up of the property above the bay window in the front lounge), to determine whether a new lintel has been installed.

Additionally, we recorded noticeable outward bowing between the first and second floor windows, particularly above the front door.

We are unsure of the cause of this outward bowing and as a consequence would recommend the purchaser has the area inspected by a structural engineer prior to commitment to purchase.

Generally, the brickwork to the front elevation was considered in average to satisfactory condition. However, the pointing to this brickwork was considered in only average to poor condition.

We are of the opinion that the basement bay window is of masonry construction, believed to be of stone or concrete pieces and these appeared in poor decorative order, but otherwise in satisfactory condition. The bay window to the ground floor is of timber construction.

West Elevation Wall:

The brickwork and pointing was in poor to very poor condition with noticeable deterioration and weathering recorded, and some refurbishment repair works are required.

During our inspection of the roof void and the internal face of the same wall was also in poor to very poor condition.

In the rendered part of the wall, visible from this location, the render appeared in satisfactory condition.

Main House, Rear Elevation:

We recorded six wall openings, the lintels to which (solider bricks) appeared level with no signs of movement.

The pointing to the top two courses (at eaves height) was considered in poor to very poor condition.

We recorded a step crack, lasting four courses of brickwork at the top west end of the main building (in the top ten courses), indicating some movement, however we are of the opinion that this appears to be isolated, should be monitored but no immediate action is required.

Generally, the brickwork appeared in satisfactory condition with some very slight deterioration recorded. The pointing to the brickwork was considered in average to satisfactory condition. However, we are of the opinion that the pointing to this brickwork is of cement construction.

Traditionally the pointing to sandstone work in a building was a lime-based mortar. A lime-based mortar is a soft type of mortar, and breathable.

A modern cement-based mortar is likely to be stronger but also far more impervious.

The consequences of pointing a brick wall with cement mortar is that the cement is a lot less breathable than lime mortar, this means that more moisture has to travel through the brickwork as opposed to the mortar joints and this can put stress on the brickwork and result in speeding up its deterioration.

West Wall when Viewed from Side Alley:

The west elevation wall is externally rendered. The render generally appeared in satisfactory condition with no significant cracking or bowing recorded.

West Wall of Two Storey Extension:

We are of the opinion that this wall is of solid brick construction (like the rest of the two storey extension), being externally rendered.

The render was noted to be uneven with deterioration recorded.

South and East Walls of Single Storey Extension when Viewed from Rear Yard:

We recorded four wall openings, the lintels to which appeared level with no signs of movement.

Generally, the brickwork and pointing appeared in average to satisfactory condition.

Summary:

In normal circumstances we would have given this section a condition rating of two, however as we have recorded structural movement on the front elevation which do require further investigation / building work, we have given this section a condition rating of three.

Condition Rating: 3

Homebuyer's Report, Main Walls:

The main walls to the property are of brick and concrete block cavity construction.

Front Elevation:

We recorded six wall openings, the lintels to which appeared level with no signs of movement.

The brickwork and pointing appeared in satisfactory condition.

On the front elevation, we recorded nine sub-floor ventilation bricks, which is considered satisfactory, however we did record partial blocking to two sub-floor ventilation bricks, which is considered bad practice.

North Elevation:

This wall was viewed from the public pavement, some distance away, but the brickwork and pointing appeared in satisfactory condition.

South Elevation:

We recorded one wall opening, the lintel to which appeared level with no signs of movement.

The brickwork and pointing appeared in satisfactory condition.

Rear Elevation:

We recorded nine wall openings, the lintels to which appeared level with no signs of movement.

The brickwork and pointing appeared in satisfactory condition.

We did record some very slight expansive cracking to a lintel in the single storey extension, this was considered minor and not of concern.

Condition Rating: 1