Condition Rating 1 (Green - No Action):

• No repair is currently needed
• Normal maintenance only
• The property element is performing as intended
• Example: Recently decorated rooms, new windows in good condition

Condition Rating 2 (Amber - Monitor & Plan):

• Defects that need repairing or replacing
• Not considered serious or urgent
• Should be addressed but won't prevent mortgage approval
• Example: Aging boiler, minor dampness, cracked roof tiles

Condition Rating 3 (Red - Urgent Action):

• Defects that are serious and/or need urgent repair
• May affect mortgageability
• Likely to affect property value
• Should be addressed before or immediately after purchase
• Example: Subsidence cracks, major damp issues, unsafe electrical systems

Condition Ratings: Every element receives a traffic light rating

Market Valuation: Independent valuation helping you understand if the asking price is reasonable

Insurance Reinstatement Value: Rebuild cost for insurance purposes

Key Defects: Urgent issues, significant problems, potential hidden issues requiring investigation

Legal Matters: Boundary disputes, rights of way, planning concerns for your solicitor

Services: Assessment of heating, electrics, plumbing, drainage

Recommendations: Detailed advice on repairs and further investigations needed

Accessibility: Description of what was and wasn't inspected

Photographs: Key images of significant defects

Structural Assessment: Detailed technical analysis of all accessible areas including roof spaces, under-floor areas, foundations

Defect Analysis: Every defect described in detail with cause, implications, urgency

Extensive Photography: Typically 50-100+ photographs throughout report

Repair Cost Estimates: Realistic estimates for all identified works

Maintenance Guidance: Long-term maintenance planning and advice

Technical Commentary: Expert analysis of structural matters, movement, damp penetration

Services Detail: In-depth assessment of heating, electrical, plumbing, drainage

Accessibility Statement: Clear explanation of areas inspected and limitations

Recommendations: Prioritized action plan for repairs and investigations

While technically possible, it's not recommended and will involve additional costs. The surveyor would need to revisit and conduct a more detailed inspection. It's always better to choose the appropriate survey level from the start. If you're unsure, consult with your surveyor before instructing the survey - they can recommend the most suitable option based on your property's characteristics.

Level 2 surveys: The on-site inspection typically takes 2-4 hours depending on property size and complexity. Reports are usually delivered within 3-5 working days after inspection.

Level 3 surveys: More comprehensive inspections take 4-8 hours on-site. Due to the detailed analysis required, reports are typically delivered within 5-7 working days, though Milton Keynes Surveyors can often provide rush services if needed.

No. Both Level 2 and Level 3 surveys are non-invasive visual inspections of accessible areas only. Surveyors will not lift fitted carpets, remove fixtures, or make holes in walls. However, they will access roof spaces, check under-floor areas where accessible via hatches, and inspect all areas that can be reached without causing damage.

If the surveyor suspects hidden problems (such as damp behind fixed units or structural issues behind plaster), they will recommend further investigation by specialists who can open up specific areas with the owner's permission.

If serious defects are identified, our surveyors will clearly explain the implications. You then have several options:

• Renegotiate the price: Use the survey findings to negotiate a price reduction reflecting repair costs. Most sellers expect some negotiation after surveys.
• Request repairs: Ask the seller to complete essential repairs before completion, with evidence of satisfactory works.
• Accept and budget: Proceed knowing the issues exist and budget accordingly for future repairs.
• Withdraw: In extreme cases where structural problems are severe or repair costs prohibitive, you can withdraw from the purchase before legal commitment.

Milton Keynes Surveyors provide post-survey support to help you understand your options and make informed decisions.

Level 2 surveys automatically include a market valuation, so you don't need anything separate. This helps you understand if you're paying a fair price for the property.

Level 3 surveys don't include valuation as standard, as clients choosing this level typically need detailed technical information rather than market value assessment. However, we can provide valuation as an additional service if required, typically adding £150-250 to the survey cost.

Yes, you're welcome to attend, though it's not required. Many buyers find it helpful to walk through with the surveyor, ask questions on-site, and get immediate explanations of any issues discovered. However, the inspection can take several hours and may involve awkward spaces like roof voids and crawl spaces.

If you do attend, remember this is a professional inspection - the surveyor needs to focus on their work and will have limited time for detailed discussions. The comprehensive report and post-survey call are the best opportunities for in-depth conversations about findings.

Survey findings regularly lead to significant price reductions. Milton Keynes Surveyors' clients commonly achieve:

• £3,000-5,000: For properties with damp issues, roof repairs, or aging systems
• £5,000-10,000: For properties with subsidence history, major structural work needed
• £10,000+: For properties requiring extensive renovations or with serious defects

Even minor issues can justify £1,000-2,000 reductions. The survey cost of £400-700 frequently saves buyers 5-10 times that amount through successful negotiations.