The condition report describes what the building surveyor examined, which discrepancies were observed and how the condition was assessed against the building’s age, type and the rules that applied when it was constructed. Read the explanations alongside the condition grades so you can see what needs following up.
See what was inspected
Check the date, scope of the assignment and which parts were unavailable. A building element may have received limited inspection because it was concealed, furnished or inaccessible. For areas that were not inspected, find out whether a closer investigation is needed.
Check whether a garage, retaining walls, external stairs and other structures are included. The minimum scope may not cover everything that matters for the particular property.
A condition grade is only the beginning
For each discrepancy, identify four points:
- what was actually observed;
- the probable cause;
- the possible consequence;
- the recommended measure and timing.
A high condition grade may reflect age or missing records, but it may also identify a specific course of damage. A lower grade does not rule out costs. Read the explanation behind the grade.
Cost estimates and uncertainty
An estimate in the report is normally not a binding quotation. The scope may change when a construction is opened. Where uncertainty is material, ask an appropriate contractor or adviser for a more specific estimate before setting your bidding limit.
Pay particular attention to wet rooms, drainage, roofs, foundations, electrical systems and constructions where consequential damage may be extensive. Ask what has been documented and what has only been stated orally.
Compare the documents
The seller declaration, sales prospectus and condition report should be consistent. If one document says “renovated” while another documents surface work only, ask the estate agent to explain the discrepancy in writing. A buyer will normally be expected to take account of information clearly presented in the sales documents.
Questions before bidding
- Which parts were unavailable or not inspected?
- Are invoices, declarations of conformity or photographs from the work available?
- Were recommended measures completed after the report date?
- Who can provide a realistic cost estimate before bidding?
The purpose is to understand the uncertainty and account for expected maintenance and risk when making a decision.
What to check
- Read the terms of the inspection and the list of rooms or building elements that were not examined.
- Connect each condition grade to the cause, consequence and recommended measure.
- Compare the report with the seller declaration, sales prospectus and your own observations.
- Request written clarification and a professional cost estimate where the possible consequence is substantial.