Home Survey Standard

[edit] Background to the standard

The Home Survey Standard (HSS) was developed by the Royal Institution of Chartered Surveyors (RICS). The RICS HSS was created in 2019, effective in 2021, and was developed to demonstrate consistency in the home survey market across the UK, to help deliver a quality of service, meet evolving consumer needs and build better trust in the market. The current version revision 1 of the RICS Home Survey Standard (HSS) can be directly downloaded here.

[edit] Review of the standard

The RICs Expert Group is carrying out a review of the standard for 2024-2025 which includes a member survey to gather views and feedback on the current standard, focusing on areas that require revisions, additions, or that are functioning well. The survey received feedback from 325 respondents, are being currently analysing along with the results of a UK consumer survey of over 1400 homeowners to understand customer experience of home surveys. This work informs which improvements can be made to the standard, and will be followed by a formal public consultation on the updated draft standard, which require approval from the Knowledge and Practice Committee and the Standards and Regulation Board.

[edit] The current standard

The current version of HSS has three levels RICS Home Survey Level 1, 2 and 3. Each of these survey levels uses a traffic light rating system (including a notes system for parts not inspected or not included or N/I): Red means that defects are serious and in need of repair, replacement, or urgent further investigation. Amber means defects will soon need repair or replacement, but are not considered a serious or urgent matter. Green means that highlights elements that are in good condition and are not in need of repair.

[edit] RICS Home Survey Level 1

Home Survey Level 1 was previously referred to simply as a condition report, and is a surface-level property inspection to identify any defects or damage. This level has the least cost and least comprehensive, often used for properties that are under 5 years old. A level 1 survey will usually involve an inspection of the following elements:

• One window on each elevation
• Roof spaces less than three metres above floor level using a ladder, where access is safe.
• Exposed floors, with a ‘heel drop’ test to establish any excessive deflection
• Sample service system parts, where seen.
• A brief inspection of the grounds and the external features may also be included.

This type of survey is very basic but can help buyers inform their decision for little cost, such surveys may often be made with a recommendation for further work.

[edit] RICS Home Survey Level 2

Home Survey Level 2 or the mid-range RICS survey is often recommended for older properties in reasonable condition it should help to highlight any major issues that may impact costs of repair of value. The following elements are assessed during a level 2 survey:

• One window on each elevation, and one of each type of window where there is a variety
• Inverted ‘head and shoulders’, where sub-floor voids are accessible
• All service system parts that can be seen during the normal course of the survey
• Grounds and neighbouring public property, where access can be gained.
• Roof space may be entered for a visual inspection of the structure, where it is safe and reasonable. The focus is on elements that are vulnerable to deterioration and damage, where it is safe and reasonable to do so.
• Such a survey should be expected to highlight any damp or subsidence issues and also indicate if the buildings in its current state is in breach of any of the current building regulations.

Level 2 has the option adding a market valuation, which is commonly referred to as a HSS Level 2 + Valuation.

[edit] RICS Home Survey Level 3

Home Survey Level 2 is the most comprehensive structure and condition inspection, usually recommended for older properties, built with less common systems, or where major works are planned. The following elements will also be inspected during a level 3 survey:

• Boundary walls, fences, permanent outbuildings, and areas in common (shared) use external to the property
• General outside surface condition as well as any access and communal areas, when inspecting flats.
• A surveyor may also investigate the attic and under floorboards.
• Other elements may also include contamination, or environmental dangers, with recommendations.

[edit] Related articles on Designing Buildings

• Building archaeology.
• Building pathology.
• Condition Report.
• Ecological survey.
• Ground investigation.
• Historic building investigation.
• Home information pack HIP.
• Homebuyer Report.
• Land surveying.
• Levelling.
• Measurement of existing buildings.
• Site appraisals.
• Site surveys.
• Soil report.
• Soil survey.
• Surveying instruments.
• Surveyor.
• Thermography for traditional buildings.
• Vendor survey.
• Walkover survey.