Residential Surveys
KEYS Consulting, a proud member of the Royal Institution of Chartered Surveyors (RICS), is a fully regulated firm specializing in high-quality residential surveys. Our services are designed to uphold the rigorous professional standards set by RICS, ensuring public confidence through accuracy, consistency, and trust.
Detailed Property Inspections For Secure Investment
Our residential surveys includes a desktop study, inspection, reporting, and condition analysis of a property. While primarily assessing the property as a physical asset, additional considerations may include:
- Environmental factors (e.g., flooding, radon, former mining activity)
- Legal aspects (e.g., guarantees, statutory approvals, rights of way)
- Occupant risks
Data-Driven Insights for Informed Property Surveys
A desktop study prior to inspecting properties to ensure that we are familiar with the property along with its corresponding area. The depth and breadth of research will depend on the Client’s requirements. Subject to the service requested, additional research will also be carried where requested.
Expert Cost Advice to Strengthen Your Negotiations
Some clients require a cost estimate of recommended remedial works to inform their decision making and negotiations. We ensure that any cost advice is aligned with current market rates. Subject to the nature of our Client instruction, the cost could be a budget or detailed estimate.
Tailored Solutions: Understanding Your Needs First
- Understanding Client Needs – We take the time to assess and clarify each Client’s unique requirements.
- Expert Knowledge, Skills & Experience – Our qualified professionals ensure that every service meets the highest industry standards.
- Transparent Service Differentiation – We clearly outline the scope and variations between service levels to aid informed decision-making.
Delivering Clear and Concise Property Insights
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Pre-Inspection Desktop Study – Undertake appropriate research before the inspection based on the agreed service level.
- Familiarity with Property & Area – Understand the property type and its surrounding environment
- Accurate & Comprehensive Record – Document the property thoroughly for reflection before service execution.
- Summary & Overall Opinion – Provide a clear and precise conclusion about the property’s condition.
- Recommend Further Investigation Only When Necessary – Avoid unnecessary referrals unless essential.
- Discuss Findings with Client – Offer post-report consultations to ensure clarity and understanding.
Surveying Homes of Every Style: From Pre 1900s to Modern Day
- Customary Residential Properties – Includes terraced, semi-detached, detached houses, and bungalows from 1930 onward.
- Listed & Conservation Area Properties – Specialised services for historically significant buildings.
- Non-Traditional Construction – Expertise in timber frame, BISF-framed, and precast concrete structures.
Our Range of Expert Reports
The nature and content of our report will vary between the different levels of service. The specific nature of each level is described below.
Level 2 Service
The Level 2 service involves a physical inspection and a report based on the findings. It focuses on material defects and potential hidden risks while also providing:
- Comments on design or material choices that may lead to higher maintenance or repair costs
- A broad outline of likely remedial work, specifying who should address it and by when
- Clear explanations of the implications of unaddressed issues
- Guidance on obtaining further advice and quotes before making a legal commitment
Level 3 Service
The Level 3 service provides a detailed investigation covering:
- Construction and materials, including performance characteristics
- Obvious defects and potential hidden risks
- Remedial options for serious issues and consequences of neglect
- Recommended timelines for necessary work and further investigations
- Future maintenance needs and cost implications
- Risks of uninspected areas and prioritization of key issues
Frequently Asked Questions
What is a residential survey, and why do I need one?
A residential survey is an inspection of a property’s condition, carried out by a surveyor, to identify potential issues before you buy. Why it’s important: It helps buyers avoid unexpected repair costs, renegotiate the price, or even reconsider the purchase if serious defects are found.
What are the different types of residential surveys?
There are three main types in the UK:
1. RICS Condition Report (Level 1) – Basic “traffic light” rating system, highlighting urgent issues but no advice or valuation. Suitable for newer homes.
2. RICS HomeBuyer Report (Level 2) – More detailed, including defects, potential problems, and repair advice. Often includes a valuation. Ideal for standard properties.
3. RICS Building Survey aka formerly Full Structural Survey (Level 3) – Comprehensive assessment of structural integrity, materials, and defects. Best for older, larger, or unusual properties.
Is a mortgage valuation the same as a survey?
No. A mortgage valuation is for the lender’s benefit to assess if the property is worth the loan amount. It does not check for defects. Buyers should always arrange an independent survey for their own protection.
What common issues do surveys uncover?
Common problems include:
• Damp and mould
• Roof defects (missing tiles, leaks)
• Structural movement (subsidence, cracks)
• Electrical and plumbing issues
• Japanese knotweed (an invasive plant that can affect mortgage approval)
• If issues arise, the buyer can negotiate a price reduction or request repairs before completion.
Can a bad survey result be a deal-breaker?
It depends on the severity of the findings. Some problems (e.g., minor damp or outdated electrics) can be manageable, while major structural issues may lead buyers to withdraw or renegotiate. Consulting a surveyor and builder for repair estimates helps in decision-making.
How much does a residential survey cost?
Costs vary based on survey type and property size:
• Condition Report: £250–£450
• HomeBuyer Report: £400–£850
• Building Survey: £600–£2,250
Investing in a survey can save thousands by identifying hidden defects before purchase.
How long does a survey take, and when will I get the report?
• Survey duration: 1–4 hours (depending on property size and type).
• Report turnaround: Usually within 3–7 days. Some surveyors offer fast-track services for an extra fee.
Can I use survey findings to negotiate the property price?
Yes. If the survey reveals defects, buyers can:
• Request repairs before exchange.
• Negotiate a price reduction to cover future costs.
• Walk away if the issues are too severe.
• A written estimate from a contractor strengthens negotiations.