Residential Services - Goldland Surveyors

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The RICS Home Survey Level 2 (formerly the HomeBuyer Report) is an intermediate survey designed for conventional, modern properties that appear to be in reasonable condition. It gives you a clear picture of the property's condition before you commit to a purchase.

Who is it for?

Buyers of standard, modern homes built after the 1930s
Properties in good general condition with no significant visible defects
Those who want more detail than a basic mortgage valuation

What's included?

Traffic-light condition ratings (1 = satisfactory, 2 = needs attention, 3 = urgent)
Inspection of all visible and accessible elements – roof, walls, windows, floors, and services
Summary of significant defects and urgent repair recommendations
Market valuation and rebuild cost estimate (if requested)
Risks to the building, grounds, and people

What's not included?

Areas that are hidden, not accessible, or covered
Structural calculations or specialist reports (e.g. drainage CCTV)
Detailed cost estimates for individual repairs

Typical inspection time: 2–4 hours on-site. Report delivered within 3–5 working days.

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The RICS Home Survey Level 3 (formerly the Full Structural Survey or Building Survey) is the most comprehensive survey available. It provides an in-depth analysis of the property's structure and condition, along with professional advice on defects, repairs, and maintenance.

Who is it for?

Older properties (typically pre-1900) or those with unusual construction
Properties that have been heavily extended, altered, or appear run-down
Buyers planning significant renovation or major structural works
Anyone who wants the highest level of detail and confidence

What's included?

Thorough inspection of all accessible areas including roof space, cellars, and outbuildings
Detailed description and analysis of all defects found
Assessment of structural movement, damp, timber defects, and drainage
Advice on remedial work, prioritised by urgency
Guidance on maintenance and future risks
Optional market valuation and rebuild cost estimate

What's not included?

Areas that are completely inaccessible (e.g. sealed voids)
Specialist tests (e.g. electrical, gas, asbestos) – these can be arranged separately

Typical inspection time: 4–8 hours on-site. Report delivered within 3–5 working days.

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An RICS Valuation Report (also known as a "Red Book" valuation) is a formal, independent assessment of a property's open market value prepared in accordance with RICS Global Valuation Standards. It carries professional weight and is accepted by courts, HMRC, lenders, and other institutions.

Common purposes

Mortgage and re-mortgage applications
Matrimonial and divorce proceedings
Probate and inheritance tax
Tax planning and Capital Gains Tax calculations
Insurance reinstatement cost assessments
Dispute resolution and litigation support

What's included?

Inspection of the property by a RICS-qualified valuer
Analysis of comparable recent sales in the local market
A formal written valuation figure with supporting evidence
Notes on condition factors influencing value
A compliant report suitable for legal and financial use

Note: A valuation report focuses solely on value and does not provide detailed condition advice. Consider combining it with a survey if you are also purchasing the property.

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If you purchased your home using a Help to Buy equity loan from Homes England, you will need an RICS-qualified surveyor to provide an independent valuation when you wish to repay or sell. This is a mandatory requirement under the Help to Buy scheme rules.

When do you need this?

You are selling your Help to Buy property
You are repaying your equity loan (in part or in full) through remortgaging
Homes England requires a valid RICS valuation to calculate the amount owed

What's included?

Full inspection of the property by a RICS-qualified surveyor
Formal market valuation in line with Homes England requirements
Report valid for 3 months from date of inspection
Comparable evidence and market analysis supporting the valuation

Important: Homes England will not accept a valuation from your estate agent or mortgage lender — it must be carried out by an independent RICS-regulated surveyor.

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A Shared Ownership Valuation is a formal RICS valuation required when you own a share of your property through a housing association and wish to either purchase additional shares (known as staircasing) or sell your existing share.

When do you need this?

Staircasing: Buying more shares in your shared ownership property — your housing association requires a current market valuation to set the share price
Selling: If you wish to sell your share, the housing association needs a valuation to offer the property to other buyers at the correct price

What's included?

Inspection of the property by a RICS-qualified surveyor
Full open market valuation of the property (100% value)
Formal written report accepted by housing associations and lenders
Comparable market evidence supporting the valuation
Report typically valid for 3 months

Note: Most housing associations specify that the valuation must be carried out by an independent RICS-regulated surveyor — not an estate agent.

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A Probate Valuation is an independent assessment of a property's open market value at the date of death of the owner. It is required by HMRC to calculate any inheritance tax liability and is a key part of settling a deceased person's estate.

Who needs this?

Executors or administrators managing a deceased person's estate
Beneficiaries who need a formal valuation to complete the probate process
Solicitors handling estate administration requiring an HMRC-compliant report

What's included?

Inspection of the property (or desktop valuation if access is not possible)
Open market valuation as at the date of death, in line with HMRC requirements
Comparable market evidence and analysis
Formal written report suitable for submission to HMRC and solicitors
Retrospective valuations available where the date of death has passed

Important: HMRC requires that probate valuations are carried out by a qualified professional. An RICS-regulated report provides the credibility and legal standing needed to avoid disputes.

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Our Services

Our Surveying Services

RICS Home Survey - Level 2

RICS Home Survey - Level 3

RICS Valuation Report

Help to Buy Valuation

Shared Ownership Valuation

Probate Valuation

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Frequently Asked Questions

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