Receiving your survey report can be daunting — especially if it contains amber or red flags. Here's a clear, step-by-step guide to understanding your report and deciding what to do next.
Don't start at page one — go straight to the executive summary or key findings section. This gives you an immediate picture of the most important issues. Save the detailed sections for a second, calmer read.
RICS surveys use a traffic-light system: Condition 1 (green) = no repair needed; Condition 2 (amber) = defects requiring repair but not urgent; Condition 3 (red) = urgent attention or serious risk. Most reports contain a mix — focus on any Condition 3 items first.
Most RICS surveyors offer a free post-report call. Use it. Ask them to explain the most serious findings in plain language, estimate repair costs where possible, and advise whether any issues are deal-breakers. This call is invaluable — don't skip it.
For any significant issues (damp, structural movement, roof, electrics), get 2–3 independent contractor quotes before renegotiating. This gives you a concrete figure to use in discussions with the seller and strengthens your negotiating position.
Based on the findings and repair costs, you have four main options: proceed at the agreed price, renegotiate the price, ask the seller to carry out repairs, or withdraw your offer entirely.
Share the survey findings with your conveyancing solicitor. They can raise additional enquiries with the seller's solicitor and may be able to obtain further documentation (e.g., building regulation certificates, damp treatment guarantees).
If issues are minor or you've factored in repair costs, you can proceed on the existing terms. Ensure your budget includes a contingency for the repairs identified.
Use the survey findings and contractor quotes to justify a price reduction. This is the most common response to a survey with significant defects. Be reasonable — ask for repair cost, not a profit margin.
Rather than a price reduction, ask the seller to repair defects before completion. This works best for straightforward issues — be wary of sellers doing quick, cheap fixes that mask underlying problems.
If the survey reveals serious structural defects, subsidence, or problems the seller won't address, walking away may be the right decision. In England and Wales, you can legally withdraw before exchange without penalty (though you may lose survey/solicitor fees).
| Rating | Colour | Meaning | Action |
|---|---|---|---|
| Condition 1 | 🟢 Green | No repair needed. Normal maintenance only | No action required |
| Condition 2 | 🟡 Amber | Defects requiring attention but not urgent | Get quotes; consider renegotiating |
| Condition 3 | 🔴 Red | Urgent attention required — significant defect | Get specialist survey; renegotiate or withdraw |
| Not Inspected | ⬜ N/I | Area could not be accessed for inspection | Consider specialist inspection of that area |
| Issue | Typical Rating | Repair Cost Range |
|---|---|---|
| Damp (rising or penetrating) | 🟡 Condition 2–3 | £500–£5,000+ |
| Roof defects | 🔴 Condition 2–3 | £500–£20,000+ |
| Structural movement / subsidence | 🔴 Condition 3 | £5,000–£50,000+ |
| Electrical rewire needed | 🔴 Condition 3 | £3,000–£10,000 |
| Chimney / flashing repairs | 🟡 Condition 2 | £200–£3,000 |
| Timber decay / woodworm | 🟡 Condition 2–3 | £500–£5,000 |
| Boiler / heating system | 🟡 Condition 2 | £500–£3,500 |
It's extremely rare for a survey to come back completely clear — even for well-maintained modern properties. Surveyors are trained to identify and report every defect, including minor ones. A lengthy report doesn't necessarily mean the property is a bad buy. What matters is the nature and cost of the issues found — not the number of pages in the report.