Sava Level 6 Surveying cheat sheet

RICS Home Survey Level 1 is a condition report with no repair advice; Level 2 adds condition ratings and repair advice, with a market valuation only if requested; Level 3 is a comprehensive building survey for older, altered or non-standard properties.

RICS condition ratings use three points: 1 means no repair currently needed; 2 means defects needing repair or replacement but not serious; 3 means serious defects or urgent action.

Inspection sequence: external elevations and roof, roof space, internal rooms, services, outbuildings and boundaries; record date, weather and access at each stage.

Measurement conventions: GIA is to internal faces of external walls; GEA is to external faces; NIA is for commercial space. RICS Property Measurement 2nd edition includes IPMS for offices and residential, but UK residential practice still often reports GIA.

Moisture meter readings are relative and material-dependent; confirm with a second method such as carbide testing before concluding that damp exists.

Thermal imaging shows surface temperature, not moisture; use it to identify insulation gaps, thermal bridging and air leakage, then confirm findings with a moisture meter or borescope.

Crack monitoring using tell-tales or crack gauges should run for at least 6-12 months across seasonal cycles before cause is attributed.

Record limitations expressly: concealed sub-floor areas, voids, furniture-blocked walls, inaccessible roofs and untested services must be listed in the report with their effect on conclusions.

For intrusive work in pre-2000 buildings, presume asbestos-containing materials until a refurbishment or demolition survey proves otherwise; plan lone working and confined-space controls.

Damp diagnosis separates rising damp (low level, hygroscopic salts, failed or bridged DPC), penetrating damp (localised, weather-facing, defective fabric) and condensation (surface, cold bridges, high moisture generation).

Timber decay: wet rot needs moisture content above about 20%; dry rot (Serpula lacrymans) also needs above 20% but spreads through masonry via mycelium and produces a fruiting body.

Condensation risk depends on temperature and relative humidity; surface condensation is controlled by heating, ventilation and insulation, while interstitial risk is assessed by hygrothermal modelling.

Movement diagnosis distinguishes subsidence (downward ground movement), settlement (downward building movement) and heave (upward movement, often after tree removal on clay).

Diagonal cracking wider at one end suggests differential movement; measure and monitor crack width, and refer cracks around 5mm or more to a structural engineer.

Wall tie corrosion in cavity walls produces horizontal cracking and bulging; inspect with a boroscope and specify replacement where section loss is significant.

Roof leaks often track along felt, battens or masonry, so the visible damp patch may be remote from the entry point; inspect flashings, valleys, parapets and gutters directly.

Repair specifications should be like-for-like where appropriate; listed building consent is needed for alterations affecting character, and replacement elements such as windows or roofs must comply with Building Regulations.

Asbestos survey types are management (presume and manage in occupied buildings) and refurbishment/demolition (intrusive, before works); licensed contractors are required for high-risk removal.

RICS market value: the estimated amount for which an asset should exchange on the valuation date between a willing buyer and a willing seller in an arm's length transaction, after proper marketing, with knowledge, prudence and without compulsion.

Five valuation methods are comparable, investment, profits, cost and residual; residential valuations normally use comparables, with investment and yield cross-checks for lettings.

Comparable adjustments cover date, location, size, condition, tenure, garden, parking, view and EPC; adjust the subject to the comparables rather than adjusting the comparables to the subject.

Gross yield = annual rent ÷ capital value × 100; net yield deducts voids, management, maintenance and insurance.

Leasehold valuation considers unexpired term, ground rent, marriage value on enfranchisement and lease extension rights under the Leasehold Reform, Housing and Urban Development Act 1993.

Special assumptions are hypothetical states of affairs, such as vacant possession or planning consent, and must be stated clearly in the report.

A material uncertainty clause states that value may be significantly affected by market conditions and that the valuation is subject to a high degree of uncertainty.

Valuation and survey are distinct: valuation is an opinion of value, a survey reports condition, and a valuation may not identify defects; EWS1, cladding and building safety can materially affect value and mortgageability.

Reports should state basis of value, valuation date, inspection date, scope, assumptions and any departure from RICS standards.

Party Wall etc. Act 1996 notice periods: Line of Junction notice under section 1 at least one month before; Party Structure Notice under section 2 at least two months before; Adjacent Excavation notice under section 3 at least one month before.

Party wall dispute resolution uses an agreed surveyor or two surveyors plus a third; the award is binding and enforceable as a court order, with appeal to the county court within 14 days of service.

Building Regulations 2010 are supported by Approved Documents A-Q; building control approval is required for most alterations, and a completion certificate is evidence of compliance.

Building Safety Act 2022 defines a higher-risk building as at least 18 metres or seven storeys high with two or more residential units; dutyholders, gateway points, safety cases and the golden thread apply.

Town and Country Planning Act 1990 controls development and permitted development; listed building consent under the Planning (Listed Buildings and Conservation Areas) Act 1990 is needed for alterations affecting character.

Consumer protection includes the Consumer Protection from Unfair Trading Regulations 2008, Misrepresentation Act 1967 and Consumer Rights Act 2015 for services.

Landlord and Tenant Act 1985 section 11 imposes repairing obligations for structure, exterior and services; section 19 requires service charges to be reasonable.

Defective Premises Act 1972 imposes a duty to build dwellings properly; the Latent Damage Act 1986 provides a 15-year longstop for latent defects.

Anti-money laundering: Money Laundering Regulations 2017 require customer due diligence, risk assessment, record keeping and suspicious activity reports to the National Crime Agency.

An EPC is produced for existing dwellings using RdSAP, is valid for 10 years, and is required on sale or rent; the A-G rating is based on SAP metrics including energy efficiency, environmental impact and primary energy.

Fabric-first hierarchy: reduce heat demand through insulation, airtightness and glazing, then improve services efficiency, then add renewables.

Loft insulation is recommended to about 270mm depth; cavity wall insulation is suitable for many walls, while solid wall insulation needs moisture risk assessment before internal or external application.

Airtightness must be matched by designed ventilation: MEV, MVHR or PIV, with avoidable draughts controlled rather than eliminated indiscriminately.

Heat pumps operate at lower flow temperatures, typically 35-45°C, so emitter sizing and insulation matter; efficiency is expressed as COP or seasonal SCOP.

PAS 2035 governs domestic retrofit: assessment, a medium-term improvement plan, retrofit coordinator, competent installers and TrustMark registration.

MEES regulations make it unlawful to grant new tenancies for properties rated below EPC E, subject to exemptions; higher future standards have been proposed.

Retrofit moisture risk: internal wall insulation can create interstitial condensation and timber decay, so hygrothermal assessment, ventilation and careful detailing are needed.

RICS Rules of Conduct (2021) cover honesty and integrity, competence, good service, respect and responsibility; breaches can lead to disciplinary action.

Terms of engagement should state scope, limitations, fees, payment terms, complaints procedure, liability caps and insurance arrangements.

Conflicts of interest must be identified, disclosed and managed, or the instruction declined; acting for both buyer and seller requires informed consent and safeguards.

Reports should separate fact from opinion, state assumptions and limitations, use plain language, and give clear recommendations and next steps.

Negligence requires a duty of care, breach, causation and loss; the SAAMCo principle limits liability to losses within the scope of the duty assumed.

Limitation periods are generally six years for contract and tort, with a 15-year longstop for latent damage under the Latent Damage Act 1986.

Professional indemnity insurance must be adequate for the work undertaken, including run-off cover; check policy exclusions and aggregate limits.

Firms must operate a complaints handling procedure and provide access to independent redress where required; RICS may investigate breaches of the Rules.

Data protection under UK GDPR and the Data Protection Act 2018 requires a lawful basis, data minimisation, secure retention and handling of subject access requests; AML records are kept for five years.