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Is it Normal for a Survey to Flag So Many Issues?

RICS home surveys often list many issues. Learn how to separate standard caveats from urgent red flags, what needs action, and what buyers should do.

Is it Normal for a Survey to Flag So Many Issues?

Is it Normal for a Survey to Flag So Many Issues?

Executive Summary

Your survey report will almost always look scary. Don’t panic. Here’s how to read it:

Standard caveats → Every survey includes them. (Electrics, gas, drainage.) These aren’t red flags, but you must still get tests.
No urgent work required → Maintenance issues or inspection limits. (Hairline cracks, “roof nearing end of life”, “floorboards not lifted.”) Normal for older homes.
Further investigations required → Where surveyor ties wording to actual evidence. (Widespread damp, electrical re-wire, roof beyond repair.) These need specialist follow-up.
Rule of thumb → If it’s genuinely urgent, a good surveyor will say so. Condition Rating 3 is the clearest sign.
Next step → Map issues into these three buckets, commission checks, get quotes, then decide to proceed, renegotiate, or walk away.

Introduction

Most buyers are shocked when their RICS Home Survey seems to flag dozens of issues. Pages of “Condition Rating 3” and “further investigation recommended” can make it feel like the house is about to collapse. The reality: much of this wording is required by RICS standards and does not necessarily mean the property is unsafe.

This guide explains:

Why surveyors use this wording.
How to group survey findings into three categories.
Real examples from RICS templates and survey reports.
A step-by-step framework for what buyers should do next.

Why Surveyors Write This

Our analysis is based on the RICS Home Survey Standard (Nov 2020), official Level 1–3 templates, and a review of over 50 recent buyer surveys in London. The RICS Home Survey Standard (HSS) makes it clear: surveys are visual inspections only with no invasive opening-up.

Surveyors must:

Record what they could and could not see.
Highlight inspection limitations, e.g. “floor coverings prevented inspection”.
Flag potential risks if they cannot confirm conditions.

That’s why many reports contain identical caveats such as:

“We do not test services.”
“We do not lift floor coverings.”
“Further investigation may be required.”

This standard cautionary wording protects buyers and surveyors. It does not always mean a major defect exists.

Three Types of Survey Findings

1. Standard Caveats – Routine Checks Every Buyer Should Do

These are not red flags, but they still require action because surveys never cover them.

Electrical installations: “Electrical installations have not been tested. You should have them inspected by a suitably qualified electrician.”

→ Commission an EICR before exchange.

Gas and heating: “Gas and heating appliances have not been tested. All should be inspected by a Gas Safe engineer.”

→ Always arrange a Gas Safe check. Surveyors may note if a boiler turns on, but they cannot confirm safety.

Drainage: “Drainage not inspected. CCTV survey recommended.”

→ Consider this in older homes or if defects are suspected.

These are standard due diligence, not necessarily signs the property is unsound.

2. No Urgent Work Required (Monitor / Maintain)

Condition Rating 1–2 issues or caveats that do not require immediate action.

Roofs: “Roof coverings may be nearing the end of life.”
Floors: “Inspection restricted due to fitted floor coverings.” → This typically just means they couldn’t look under the carpet.
Walls: “Hairline cracks noted – common in properties of this age.”
Asbestos: “No asbestos survey carried out. Specialist advice should be sought if concerned.”

These are reminders, not emergencies.

3. Further Investigation or Urgent Work

Where the surveyor ties wording to observed evidence and usually gives Condition Rating 3.

Electrics: “Electrical re-wire with modern fittings and consumer unit required.”
Gas/Plumbing: “Water heating requires urgent attention.”
Damp/Timber: “Timber and Damp specialist report and associated remedial works recommended.” → That’s a proper timber/damp survey to check hidden rot.
Floors/Joists: “It is recommended that subfloor joists are lifted and checked for signs of decay and structural integrity.”
Roofs: “Roof covering is in poor condition. It is probably beyond economic repair and should now be stripped and renewed.”
Structure: “The property may have progressive movement and we cannot provide a valuation until specialist reports have been obtained.”

These are the issues that can affect safety, insurability, and value.

Important Disclaimer on Context

This guide is drawn from official RICS survey templates and our own database of 50+ real surveys. Language may vary by surveyor, but the patterns above are consistent.

Every building is unique, and surveyors may phrase things differently. Context matters:

“Floorboards were not lifted” on its own is boilerplate.
Combined with “high damp readings at ground floor walls”, it becomes a genuine reason for further investigation.

As a general rule, if something is a true cause for worry, a good surveyor will flag it as urgent work. Still, do not ignore any recommendation. Surveyors flag potential risks to protect you, not to alarm you.

Case Example – Period Conversion in SE20 London

This real report shows all three categories side by side:

Element	Standard Language	Concerns Observed	Further Investigations / Urgent Work
Chimney stacks	“The stacks are unlikely to contain a damp-proof course… increased risk of rain penetration.”	Localised cracks to flaunching and pots. Maintenance required.	“Localised chimney repairs £2,400.”
Roof coverings	“The roof coverings appear in generally serviceable condition for age… ongoing maintenance required.”	Moss growth noted, can block rainwater goods.	None urgent at this time (monitor).
Electrics	“All electrical installations are to be checked by an NICEIC engineer.”	Age of system suggests updating needed.	“Electrical re-wire with modern fittings and consumer unit required £3,200.”
Gas/Heating	“Gas installations to be checked by an engineer.”	Boiler not tested (outside survey scope).	Separate Gas Safe check advised.
Floors/Joists	“All floors fully covered, inspection restricted.”	Unevenness not visible due to coverings.	Recommended timber & damp survey (£8,000 remedial works quoted).
Walls	“Shrinkable clay subsoil… insurance available on standard terms.”	No active movement observed.	No urgent action, but monitor.
Joinery	“External joinery weathered consistent with age.”	Damaged soffits, gaps for water/rodent ingress.	Urgent repairs advised (Condition 3).

This illustrates how most language is routine, but the true red-flag items are clear and need to be acted on.

What Buyers Should Do

Map issues into three categories:
1. Standard caveats (gas, electrics, plumber checks).
2. No urgent work required (maintenance/monitoring).
3. Further investigation required (specialist follow-up).
Commission additional checks recommended in the report (EICR, Gas Safe, damp/timber, structural engineer).
Obtain quotes for any works flagged.
Decide your strategy:
1. Proceed at asking price if works are minor.
2. Renegotiate if significant remedial work are confirmed.
3. Walk away if defects exceed your risk appetite (serious structural issues for example)

Closing Summary

It is normal for RICS surveys to feel full of warnings. Most are routine caveats reflecting the limits of a visual inspection. What matters is context: whether the surveyor links wording to observed defects, usually signalled by Condition Rating 3.

Use the three-tier rule of thumb:

Standard caveats: always act on them (gas, electrics, drains).
No urgent work required: note and plan as maintenance.
Further investigation required: commission checks before exchange.

Every property is unique, and surveyors may phrase things differently. Always discuss recommendations with your surveyor — their role is to flag risks, not to alarm you.

Next Step – Get Expert Help Reviewing Your Survey

Survey Remedy helps buyers separate routine caveats from genuine red flags. If your survey looks overwhelming, send it to us for review. We’ll map out which findings are standard, which need follow-up, and connect you with trusted specialists where required.

👉 Contact us today to book a survey review before you commit to exchange.

Is it Normal for a Survey to Flag So Many Issues?

Executive Summary

Your survey report will almost always look scary. Don’t panic. Here’s how to read it:

Standard caveats → Every survey includes them. (Electrics, gas, drainage.) These aren’t red flags, but you must still get tests.
No urgent work required → Maintenance issues or inspection limits. (Hairline cracks, “roof nearing end of life”, “floorboards not lifted.”) Normal for older homes.
Further investigations required → Where surveyor ties wording to actual evidence. (Widespread damp, electrical re-wire, roof beyond repair.) These need specialist follow-up.
Rule of thumb → If it’s genuinely urgent, a good surveyor will say so. Condition Rating 3 is the clearest sign.
Next step → Map issues into these three buckets, commission checks, get quotes, then decide to proceed, renegotiate, or walk away.

Introduction

This guide explains:

Why surveyors use this wording.
How to group survey findings into three categories.
Real examples from RICS templates and survey reports.
A step-by-step framework for what buyers should do next.

Why Surveyors Write This

Surveyors must:

Record what they could and could not see.
Highlight inspection limitations, e.g. “floor coverings prevented inspection”.
Flag potential risks if they cannot confirm conditions.

That’s why many reports contain identical caveats such as:

“We do not test services.”
“We do not lift floor coverings.”
“Further investigation may be required.”

This standard cautionary wording protects buyers and surveyors. It does not always mean a major defect exists.

Three Types of Survey Findings

1. Standard Caveats – Routine Checks Every Buyer Should Do

These are not red flags, but they still require action because surveys never cover them.

Electrical installations: “Electrical installations have not been tested. You should have them inspected by a suitably qualified electrician.”

→ Commission an EICR before exchange.

Gas and heating: “Gas and heating appliances have not been tested. All should be inspected by a Gas Safe engineer.”

→ Always arrange a Gas Safe check. Surveyors may note if a boiler turns on, but they cannot confirm safety.

Drainage: “Drainage not inspected. CCTV survey recommended.”

→ Consider this in older homes or if defects are suspected.

These are standard due diligence, not necessarily signs the property is unsound.

2. No Urgent Work Required (Monitor / Maintain)

Condition Rating 1–2 issues or caveats that do not require immediate action.

Roofs: “Roof coverings may be nearing the end of life.”
Floors: “Inspection restricted due to fitted floor coverings.” → This typically just means they couldn’t look under the carpet.
Walls: “Hairline cracks noted – common in properties of this age.”
Asbestos: “No asbestos survey carried out. Specialist advice should be sought if concerned.”

These are reminders, not emergencies.

3. Further Investigation or Urgent Work

Where the surveyor ties wording to observed evidence and usually gives Condition Rating 3.

Electrics: “Electrical re-wire with modern fittings and consumer unit required.”
Gas/Plumbing: “Water heating requires urgent attention.”
Damp/Timber: “Timber and Damp specialist report and associated remedial works recommended.” → That’s a proper timber/damp survey to check hidden rot.
Floors/Joists: “It is recommended that subfloor joists are lifted and checked for signs of decay and structural integrity.”
Roofs: “Roof covering is in poor condition. It is probably beyond economic repair and should now be stripped and renewed.”
Structure: “The property may have progressive movement and we cannot provide a valuation until specialist reports have been obtained.”

These are the issues that can affect safety, insurability, and value.

Important Disclaimer on Context

This guide is drawn from official RICS survey templates and our own database of 50+ real surveys. Language may vary by surveyor, but the patterns above are consistent.

Every building is unique, and surveyors may phrase things differently. Context matters:

“Floorboards were not lifted” on its own is boilerplate.
Combined with “high damp readings at ground floor walls”, it becomes a genuine reason for further investigation.

Case Example – Period Conversion in SE20 London

This real report shows all three categories side by side:

Element	Standard Language	Concerns Observed	Further Investigations / Urgent Work
Chimney stacks	“The stacks are unlikely to contain a damp-proof course… increased risk of rain penetration.”	Localised cracks to flaunching and pots. Maintenance required.	“Localised chimney repairs £2,400.”
Roof coverings	“The roof coverings appear in generally serviceable condition for age… ongoing maintenance required.”	Moss growth noted, can block rainwater goods.	None urgent at this time (monitor).
Electrics	“All electrical installations are to be checked by an NICEIC engineer.”	Age of system suggests updating needed.	“Electrical re-wire with modern fittings and consumer unit required £3,200.”
Gas/Heating	“Gas installations to be checked by an engineer.”	Boiler not tested (outside survey scope).	Separate Gas Safe check advised.
Floors/Joists	“All floors fully covered, inspection restricted.”	Unevenness not visible due to coverings.	Recommended timber & damp survey (£8,000 remedial works quoted).
Walls	“Shrinkable clay subsoil… insurance available on standard terms.”	No active movement observed.	No urgent action, but monitor.
Joinery	“External joinery weathered consistent with age.”	Damaged soffits, gaps for water/rodent ingress.	Urgent repairs advised (Condition 3).

This illustrates how most language is routine, but the true red-flag items are clear and need to be acted on.

What Buyers Should Do

Map issues into three categories:
1. Standard caveats (gas, electrics, plumber checks).
2. No urgent work required (maintenance/monitoring).
3. Further investigation required (specialist follow-up).
Commission additional checks recommended in the report (EICR, Gas Safe, damp/timber, structural engineer).
Obtain quotes for any works flagged.
Decide your strategy:
1. Proceed at asking price if works are minor.
2. Renegotiate if significant remedial work are confirmed.
3. Walk away if defects exceed your risk appetite (serious structural issues for example)

Closing Summary

Use the three-tier rule of thumb:

Standard caveats: always act on them (gas, electrics, drains).
No urgent work required: note and plan as maintenance.
Further investigation required: commission checks before exchange.

Every property is unique, and surveyors may phrase things differently. Always discuss recommendations with your surveyor — their role is to flag risks, not to alarm you.