Straight answers
to common questions.

Choosing the wrong report can waste both time and money. Many clients come to us after first commissioning a lighter survey and then realising the property needed a more detailed Level 3 or Level 3+ inspection.

Level 2 suits conventional homes built from 1985 onwards in reasonable condition. Level 3 is for older, extended, altered, unusual or higher-value homes. Level 3+ adds a drone roof inspection where safe to fly, a repair cost breakdown and a reinstatement cost. If you are unsure, start with the address and we recommend one, or compare the levels side by side.

Yes. A HomeBuyer Report is the RICS Level 2 survey. Where a property has been significantly altered or is otherwise more complex, the RICS Home Survey Standard may mean a Level 3 survey is the more appropriate option, and we will say so.

In many cases, yes. Leaseholders can still be required to contribute towards shared repair costs, even when they do not own every part of the building outright.

A fuller survey can identify visible issues within the flat, the common parts and the wider building fabric, and highlight risks that could later appear in service charge demands or Section 20 notices.

A property survey is a professional inspection of a building’s condition carried out by a RICS-regulated surveyor. It helps you understand the real state of the property before you commit to major decisions.

• Buying: spot significant issues before exchange and negotiate with evidence.
• Selling: understand defects that may affect the price or delay a transaction.
• Renovating: get early insight into condition, risk and repair priorities.
• Legal or insurance matters: clarify condition concerns or risk factors.

A HomeBuyer Report (Level 2) suits conventional properties in reasonable condition. It gives a clear overview of condition, highlights significant issues and offers accessible maintenance advice.

A Building Survey (Level 3) is more detailed and is usually better for older, altered, larger or non-traditional properties. It gives deeper analysis of defects, repair options and the likely implications of the issues found. See illustrative sample pages to get a feel for how the findings read.

We visually assess the overall condition of the property and look for anything that may affect safety, value or future repair costs.

• Structural movement, cracking and overall building stability.
• Roof coverings, visible roof structure and signs of water ingress.
• Dampness, mould, condensation, insulation and ventilation issues.
• Accessible plumbing, heating, electrical elements, windows and doors.
• Internal finishes, external fabric, gutters, drainage and visible defects.
• Immediate safety concerns and signs that specialist investigation is needed.

Our surveys are non-invasive, so we do not open up structures, move heavy furniture or inspect behind finishes. Where concerns are indicated, we recommend further specialist checks.

The price depends on the property type and the survey level only. Floor area and the number of bedrooms do not change it. Prices come from our published tariff and you see the exact figure before you book. See how we price surveys.

Getting your price is free and carries no obligation. You pay securely online only when you book, and every paid survey includes 12 months of Flettons Plus.

If you cancel before an appointment has been arranged and before the surveyor attends, you receive a full refund.

If an appointment has already been arranged, a £99 administration fee applies. Once the surveyor has attended the property, no refund is available.

The simplest route is online: start with the address. We check coverage, confirm the property type and show every suitable survey with its price, with a recommendation. It takes about two minutes and needs no account.

Choose a survey, check the summary and pay securely. From there we take care of the next steps and liaise with the agent or seller to arrange the appointment.

Your report is delivered digitally in 3 to 5 working days from the inspection. On Level 3 and Level 3+ surveys you also receive an email summary of the findings within 48 hours.

Yes. Once instructed, we arrange access directly with the estate agent or relevant contact and confirm the appointment details with you by email.

We do not offer same-day delivery of a final survey report. For Level 3+ surveys we may provide a same-day summary, but the final written report needs time for reflection, analysis and quality control.

In our view, a same-day final report would not meet the standard of care expected under RICS regulation.

We cover every postcode area in the UK: England, Scotland, Wales and Northern Ireland, from Greater London and the home counties outwards.

Enter the postcode when you get your price and we confirm coverage straight away.

Yes, where the loft hatch is inside the dwelling and can be reached safely, typically where the opening is within roughly 3 metres of floor level. We use telescopic ladders where appropriate.

We inspect visible structure, ventilation, waterproofing, insulation, signs of leaks and other accessible elements. We will not walk on unsafe or inaccessible areas.

We can comment on whether a loft appears broadly suitable based on factors such as roof pitch, head height, floor area and the current layout. A Level 3 survey can flag likely limitations and feasibility concerns.

We do not provide architectural drawings, structural design or formal loft conversion specifications.

Yes. We carry out a visual inspection of accessible electrical elements on Level 2, Level 3 and Level 3+ surveys. We do not test the system, so if concerns are identified we may recommend a specialist electrical inspection.

Yes. We carry out a visual inspection of the boiler and accessible heating installation on Level 2, Level 3 and Level 3+ surveys. We do not dismantle or test the system, so further specialist servicing may still be recommended.

It is not possible to inspect underpinning directly because it is underground. Where available, we review drawings or supporting paperwork and assess whether the building appears to have benefited from the works.

We also comment on wider risk factors that may contribute to ongoing movement.

No. Flettons is an independent, RICS-regulated practice. We are not affiliated with banks or estate agents, so our advice is impartial and focused on your interests.

Yes. Flettons is regulated by RICS and carries £2m of professional indemnity insurance.

No. We handle your information in line with GDPR and data protection requirements, and we do not sell, lease or share your personal data with third parties.

No. Our reports are delivered electronically as part of our paperless process.

We do not provide project management services at this time.