RICS Home Survey Reports
& Valuations
From Level 1, Level 2 and Level 3 RICS Home Surveys to valuations and specific defect investigations, we provide the essential insight homeowners and buyers need to understand property condition with confidence.
Our Chartered Surveyors deliver Level 1, Level 2 and Level 3 RICS Home Surveys together with valuations and specific defect investigations. We provide the essential insight homeowners and buyers need to understand property condition with confidence.
Established 2003
David Cosby Chartered Surveyors and Estate Agents have over two decades of professional experience providing RICS Home Survey Reports, formal valuations, and detailed residential property inspections across Northamptonshire.
RICS Home Survey Reports
A RICS Home Survey provides an independent assessment of a property’s condition, helping buyers understand any defects, risks or future maintenance needs. We offer all three levels of RICS-approved reporting: Level 1 (a basic condition overview), Level 2 (a more detailed inspection with advice on repairs), and Level 3 (a comprehensive building survey suited to older, larger or altered properties). Each report is prepared by a Chartered Surveyor, giving you clear, reliable information before committing to your purchase.
RICS Home Survey Reports
Surveying & Legal Expertise
David Cosby provide a combination of Chartered Surveying knowledge and practical legal understanding, ensuring that every home survey is accurate, clear and professionally robust. Working alongside your legal adviser where required, we help you understand any issues identified, their implications, and any steps you may need to consider before committing to your purchase.
Valuations
Our team of RICS Registered Valuers provide a full range of residential valuation services, including probate valuations, Help-to-Buy and shared ownership assessments, matrimonial valuations, and market valuations for sale or purchase. Each valuation is carried out in accordance with RICS Red Book standards, ensuring a consistent and professionally robust approach. Please contact us to discuss your requirements with one of our valuers.
Valuations
Clear, Independent Advice
Accurate, independent survey advice is essential when purchasing a property, helping you understand its condition before making a commitment.
BCIS Reinstatement Calculations
A reinstatement valuation provides an assessment of the cost to rebuild a property to its existing standard using modern materials and current construction methods, in accordance with Building Regulations and other statutory requirements. This figure is essential for setting the correct level of buildings insurance and avoiding the risk of under-insurance. If you require a reinstatement calculation for insurance purposes, please contact us to discuss your requirements.
BCIS Reinstatement Calculations
A reinstatement valuation provides an assessment of the cost to rebuild a property to its existing standard using modern materials and current construction methods, in accordance with Building Regulations and other statutory requirements. This figure is essential for setting the correct level of buildings insurance and avoiding the risk of under-insurance. If you require a reinstatement calculation for insurance purposes, please contact us to discuss your requirements.
Defect Diagnosis Inspections
If you are concerned about a crack, damp, timber decay, or any other specific issue within your home, we can help. Our latest news page includes articles on many commonly encountered defects, offering useful background information. Where a closer assessment is needed, we provide individual defect diagnosis inspections, with a Chartered Surveyor carrying out a targeted investigation and offering clear, practical guidance on the nature of the problem and any recommended next steps.
Defect Diagnosis Inspections
RICS Home Surveys – Frequently Asked Questions
What is the difference between a Level 2 and Level 3 RICS Home Survey?
A Level 2 survey provides a general overview of the property’s condition and highlights any obvious defects or risks. A Level 3 survey is more detailed and is suited to older, larger or altered properties, offering deeper investigation and repair advice.
Do I need a valuation as well as a survey?
A survey reports on the property’s condition but does not provide a market value. If you require a valuation for purchase, probate, Help-to-Buy, matrimonial or shared ownership purposes, this must be instructed separately.
Will the survey identify damp, movement or timber decay?
Yes. All survey levels check for signs of damp, structural movement and timber decay. A Level 3 survey provides the most comprehensive assessment of these issues.
Can a survey help renegotiate the purchase price?
If defects or repair liabilities are identified, your legal adviser or agent may choose to use this information during negotiations. We provide clear, impartial reporting but do not negotiate on your behalf.
How long does a survey take?
Inspection times vary depending on the size and complexity of the property. A Level 2 survey normally takes 2-3 hours, while a Level 3 survey may take a full day.
When will I receive the report?
Most reports are issued within 5 working days following inspection. More detailed Level 3 reports may take slightly longer, depending on complexity.
Will the survey tell me if the property is safe to buy?
The survey highlights defects, risks and maintenance issues but does not give a pass or fail. It provides the information needed to make an informed decision.
Are surveys intrusive?
Surveys are visual inspections and do not disturb finishes, lift fitted carpets or move heavy items. Any limitations in access are noted in the report.
Do you check for asbestos, electrics, gas or drains?
The survey may flag risks relating to asbestos, electrics, gas or drainage, but specialist testing is not included. We can recommend further inspections if required.
How do I know which level of survey I need?
Level 1 suits newer homes; Level 2 suits most standard properties; Level 3 is recommended for older, extended or altered buildings. We can advise based on the property and your circumstances.
Latest News and Projects
Dry Rot in Action
During a recent survey of a Grade II Listed property, we encountered an active outbreak of dry rot within the basement. The fungus had formed extensive mycelium and a distinct rhizomorph “feeding strand” between timber stacks — a striking demonstration of how opportunistic and dynamic timber-decay fungi can be when the conditions are right.
The Return of the HIP?
The Home Information Pack was scrapped over a decade ago, widely dismissed as ineffective and bureaucratic. But with property transactions still plagued by delays and fall-throughs, is it time to revisit the idea — and this time, get it right?
Brick Noggings on Tudor Buildings
Our surveyors have a soft spot for brick noggings on Tudor buildings. These distinctive brick panels, set between timber frames, were a mark of wealth in their time and provide valuable clues about a building’s history, construction, and condition today.
Regulated & Protected
