How to read a building survey report

Start with the condition ratings

Most reports rate each element of the property with a traffic-light system:

• Condition Rating 1 (green): no repair currently needed. Normal maintenance applies.
• Condition Rating 2 (amber): defects that need repairing or replacing, but not urgently or seriously.
• Condition Rating 3 (red): serious defects, or ones needing urgent repair, replacement or investigation.

Read every Rating 3 item first, then the Rating 2 items. But don't stop at the colour: the text matters more than the rating. A cautious surveyor may rate something amber while describing a problem that could cost thousands.

Decode the standard phrases

Some phrases carry more weight than they appear to:

• "Further investigation is recommended" — the surveyor saw something concerning but couldn't (or didn't) diagnose it. Ask what prompted it, and get the investigation done before exchange.
• "Consistent with the age and type of the property" — often reasonable, but can be used to wave through genuine defects. Check whether the specific issue is described or just generalised away.
• "We were unable to inspect…" — a legitimate limitation, unless it covers half the house. Count these; too many uninspected areas weakens the whole report.
• "Budget for repairs" with no figure or range — a good report gives you at least an order of magnitude.

Check the limitations section carefully

Every survey has legitimate limits — surveyors can't lift fitted carpets or open up walls. But the limitations section should be specific to your inspection ("the loft hatch was sealed"), not a wall of generic disclaimers. Blanket caveats that could apply to any house tell you nothing and may be padding.

Follow the thread on each defect

For every significant issue, a well-written report answers four questions:

1. What was observed, and where exactly?
2. Why is it likely happening (at Level 3, at least a probable cause)?
3. How serious is it — urgency, risk, and rough scale of cost?
4. What next — a specific, actionable recommendation?

Where a report answers only the first question, you're left doing the surveyor's job. Those are exactly the gaps to raise before you commit to the purchase.

Don't ignore the boring sections

The legal matters and risks sections often carry the items that actually derail purchases: flying freeholds, unadopted roads, tree proximity, flood risk, non-standard construction. Your conveyancer needs these flagged clearly — check they're specific and complete.