Decoding a Condition Rating 3 (CR3) in Your Survey

It’s the scariest thing you'll see in the report. Amidst the formal language, you see a number 3 highlighted in red, again and again. It looks like a warning from a flight recorder just before a crash.

Before you panic and think the house is falling down, take a deep breath. A Condition Rating 3 is not a death sentence for your purchase. It's just a surveyor's way of raising a clear flag. In London, where the vast majority of houses are old, these ratings are as common as damp patches. Let’s decode exactly what a CR3 means and what you need to do about it.

The Three Condition Ratings, Simply Put

To understand a CR3, you first need to understand the simple scale your surveyor uses.

• Condition Rating 1 (CR1) - Green: Everything's fine. It's in good shape and needs no attention.

• Condition Rating 2 (CR2) - Amber: A defect that needs future attention. It's not urgent, but you'll have to deal with it eventually. Think of an old roof that's still working but is past its prime.

• Condition Rating 3 (CR3) - Red: This is the serious one. A major defect that needs immediate repair, replacement, or, most commonly, further investigation by a specialist.

What a CR3 Actually Means

In plain English, a CR3 means the surveyor has spotted something that could cost you serious money or be a safety risk. It’s a liability that needs to be addressed before you complete the purchase.

There are two main types of CR3s you'll see:

1. The Obvious Defect: This is where the surveyor can see the problem directly. For example, a cracked roof tile, a window that’s completely rotten, or a boiler that looks like it's from the last century. They rate it a CR3 because it’s a definite repair job, not a potential one.

2. "Pending Investigation": This is the more common—and often more unnerving—CR3. The surveyor has found a symptom of a problem but can’t see the cause. They're telling you, "I've spotted signs of trouble (e.g., elevated damp readings or cracks in a wall), but I can't look behind the plaster or under the floorboards. You need to get a specialist in to find out what's really going on."

There's a third type of "pending investigation" that often pops up in these reports, which is a CR3 for paperwork, not a physical defect. The surveyor is legally required to flag the absence of a current gas safety certificate, electrical certificate, or even a FENSA certificate for new windows. They have to put a CR3 next to it, even if the system looks fine, because without the paperwork, there's no way to know for sure. The report will often state: "In the absence of a current test certificate, we must designate a level three risk." This is your cue to ask your legal advisor to chase the seller's solicitor for the paperwork. We recommend getting the certificate regardless.

Here’s why: A failing gas tightness test could reveal a leak that requires lifting all the floorboards to fix. An expired electrical certificate could mean a full rewire is necessary. This isn't just a piece of paper; it’s proof that a safety check has been done and everything is working as it should be.

Your Action Plan for Every CR3

So, you've got a list of CR3s. Here's exactly what you do.

Step 1: Stop and Don't Panic.

Don't let your mind run wild with worst-case scenarios. A CR3 is not a diagnosis; it’s a command to investigate.

Step 2: Identify the Problem.

Look at the description next to the red mark. Is it about damp, structural cracks, drainage, or something else? This tells you which expert you need to call.

Step 3: Bring in the Right Specialist(s).

This is the non-negotiable step. If the CR3 is for structural movement, you need a structural engineer. If it's for damp (see our post here), you need a damp surveyor. Don’t (blindly) trust a general builder's opinion on these things.

Step 4: Get Quotes Based on the Specialist's Report.

Once the specialist has given you a definitive diagnosis, you can get a fixed-price quote from a reliable contractor for the exact work needed. We always recommend getting at least 2 or 3 quotes to compare. This isn't just about finding the cheapest option; it's about seeing what different contractors propose and finding one you trust. This is how you turn a scary, vague "liability" into a concrete problem.

Don't Panic, Get a Plan

A Condition Rating 3 is not a "fail" but a prompt for further action. By systematically addressing each one, you are eliminating risk and gaining the peace of mind you need to proceed with your purchase. You're turning unknowns into knowns.

The stress of seeing all those red ratings can be overwhelming. But dealing with them one by one is exactly what our service does. We take on the hassle of finding the right specialists and getting you the real numbers so you don't have to.

Visit our website for our full service or contact us to discuss your report.