The Surveyor Brief in your Premium+ report (£6.99) tells your RICS surveyor exactly which cracks, junctions, materials and risks to look at, based on the geology, build year, building type and EPC of the specific property you are buying.
It is a short, prioritised inspection list for one specific reader: the RICS-registered surveyor you are about to instruct. It pulls in the geology, build year, flood, EPC and building-safety flags your report has already found, and tells the surveyor where to look first.
It does not replace the survey. It stops a generic £750 Level 2 visit from glossing over the one issue that actually matters (clay heave on band 3 substrate, untraced wall-tie corrosion in a mis-EPC'd 2017 cavity, top-floor roof junction water ingress). Surveyors welcome these briefs: they make scope quoting more accurate and reduce post-report disputes.
Top-floor 2-bed flat (4 of 4) in a 2017 BSR Higher-Risk Building, on shrink-swell clay band 3 with an EPC describing the cavity as uninsulated. Seven inspection priorities below; clay evidence and the roof junction are the two items most likely to be missed by a Level 2 visit.
Finding. British Geological Survey GeoSure shrink-swell hazard band 3 (moderate to significant) across the building footprint. London clay subsoil with documented heave/shrinkage activity in the Example Quay area following the 2018 and 2022 hot summers.
Action. On internal inspection, sight along brick courses and window/door reveals on all external elevations. Photograph any stepped cracking wider than 3mm or any displacement at door/window heads. Externally, check for evidence of past underpinning at DPC level, resin injection ports, or replacement bricks. Cross-check against any subsidence claims disclosed in the seller's pack.
Finding. Building is on the Building Safety Regulator's Higher-Risk Building register (12 storeys, 48 flats, 32m). The subject flat is on the top floor with direct exposure to the roof, parapet upstand and any roof terrace plant.
Action. Inspect the roof void access hatch if available, internal cold spots on the top ceiling, evidence of historic water ingress at the ceiling-wall junction, and the condition of any internal soil/vent stacks. Note the external roof drainage path from any visible position. Comment specifically on the interface between the flat's ceiling and the roof structure.
Finding. EPC dated 2018 records wall construction as 'Cavity wall, as built, no insulation'. This is unusual for a 2017 build and may be a pre-completion EPC error, an as-built deviation, or accurate. Either way it is material to thermal performance and to wall-tie condition.
Action. If accessible, borescope or visually inspect the cavity at a discreet location (vent or junction box). Confirm presence/absence of cavity batts and wall-tie spacing. If empty, comment on retrofit feasibility: pumped EPS bead is typically £1,000-£2,000 for a flat of this size but requires structural and acoustic review in a BSR building.
Finding. Top-floor flat in a 4-storey block. Roof drainage, parapet gutters and downpipes serve this dwelling directly. EPC airtightness for 2017 cohort buildings frequently fails the design target, leading to condensation at ceiling perimeters.
Action. Inspect ceiling-wall junctions for staining or salt crystallisation. Use moisture meter at internal corners adjacent to external walls. Photograph any visible downpipes and outlets externally. Comment on ventilation strategy (MVHR present? Extract fans operating?) in kitchen and bathroom.
Finding. Current SAP rating 64 (D); potential 84 (B). The largest recommended uplifts on the EPC are low-energy lighting (already common), better insulation and renewables. In a flat, retrofit options are narrower than in a house.
Action. Comment on which EPC recommendations are realistic given the leasehold and BSR status. Air-source heat pump and solar PV typically require freeholder consent and roof access; cavity insulation may require Building Safety Regulator engagement. Frame upgrades that fall within the leaseholder's gift versus those that require communal action.
Finding. Environment Agency mapping places the building in Flood Zone 2 (medium fluvial risk, 0.1%-1% annual probability). The subject flat is on the top floor so direct flood damage to the dwelling is unlikely, but communal areas and parking are exposed.
Action. Externally, assess perimeter for evidence of any past water ingress at low level: tide marks on brickwork, salt staining, replaced render. Inspect basement, plant rooms and bin stores if accessible. Comment on lift pit condition, which is a frequent first casualty in lower-ground-floor flooding.
Finding. 1,127 recorded incidents within 1 mile in the last 12 months, above the national average for the area type. The building is a managed block with intercom access; the subject flat sits at the top of a single core.
Action. Inspect front door specification (PAS24, multi-point locking, fire-rated FD30S or FD60S?), letterbox restrictor, intercom panel condition, and any visible damage to the communal entry. Confirm window restrictors on any opening lights and the condition of any roof-terrace door if present.
This brief is generated from public data and is intended as scope input for a RICS-registered surveyor. It is not a survey, does not replace one, and creates no contractual obligation on the surveyor to find or not find any specific defect.
Forward the brief to your RICS surveyor before they quote. Property-specific scope makes their fee more accurate, and the surveyor knows what to prioritise.
Surveyors charge for a generic visit. The brief converts that visit into a targeted inspection: clay heave, roof junction, cavity, ventilation, perimeter water.
Cross-check the surveyor's report against the brief. Every item must be addressed in writing; anything silent is a missed inspection request you can challenge.
Start with a free check. Premium+ (£6.99) unlocks the Solicitor, Surveyor and Mortgage briefs together.
See the other two briefs: Solicitor sample · Mortgage broker sample