Surveys of Properties in Tunbridge Wells

A property survey is an independent inspection carried out by an experienced RICS-qualified Chartered Surveyor to assess a property’s:

• Overall structural condition
• General state of repair
• Market value or reinstatement cost (optional)

The aim is to identify defects or areas of concern before you commit to a purchase or renovation. Unlike a basic lender’s valuation, a survey gives you a full picture of what you’re buying — inside and out.

Why It Matters to You

A professional survey can:

• Highlight building issues before contracts are exchanged
• Help you negotiate the price if defects are found
• Provide peace of mind when deciding whether to proceed
• Estimate repair scope and urgency, and sometimes give cost guidance

Without this insight, you risk discovering costly problems after purchase — or overpaying relative to the property’s true condition.

Survey Options Available

Peter Barry Surveyors offer a range of survey types, including:

• RICS Level 2 Home Survey — a mid-level economical report providing condition insight and, if you choose, a valuation and reinstatement cost assessment.
• RICS Level 3 Home Survey — a detailed inspection, ideal if the property is older, has been altered, or you need thorough condition analysis and repair recommendations.
• Specific Defects Reports — bespoke assessments focusing on particular concerns.
  We can also provide standalone valuation reports for purposes like tax planning, matrimonial matters, or staircasing shared-ownership properties.

How It Works

Surveys are usually commissioned after your offer is accepted but before you exchange contracts. The report is delivered promptly after inspection, and our surveyors are always happy to discuss their findings with you and offer further advice.

The RICS Level 2 Home Survey (formerly called a Homebuyer Report) is a mid-level economical property survey designed to give you clear, practical insight into a property’s condition so that you can make an informed buying decision before exchanging contracts. It’s recommended for mainstream properties in a reasonable state of repair without obvious major defects.

What’s Included in the Report?

When you commission this survey, your surveyor will:

• Inspect the property inside and out, including the grounds.
• Use a traffic-light condition rating system for key building elements:
  • 🔴 Red – Serious defects needing urgent attention
  • 🟠 Amber – Defects needing repair or replacement in due course
  • 🟢 Green – No current repairs needed
• Flag items for your legal adviser to investigate, including boundary issues, rights of access, documentation relating to extensions, guarantees/warranties and areas not inspected.

The report uses straightforward language so it’s easy to understand what you need to consider before completing your purchase.

How It Helps You

• You’ll know about urgent defects before committing to the purchase.
• You can negotiate the price or request repairs based on independent evidence.
• The survey protects you from surprises that could lead to unexpected repair costs.

After You Receive the Report

Once you have the survey report, you can talk it through with the surveyor, weigh up any recommended actions, and plan the next steps.

A RICS Level 3 Building Survey — previously known as a Full Structural Survey or Building Survey — is the most detailed and comprehensive property survey available. It’s designed for:

• Older properties
• Buildings with a history of alterations
• Properties you plan to renovate or extend

This report goes beyond basic condition checks to assess the structure and fabric of the building in depth and help you understand repair needs and risks before you commit.

What’s Covered in the Survey?

When Peter Barry Surveyors conduct a Level 3 Building Survey, we will:

• Closely inspect all visible and accessible parts of the structure
• Assess the walls, roofs, chimneys, floors and joinery
• Review services (e.g., wiring, plumbing, heating systems) at a surface level
• Explain visible defects and potential hidden issues
• Use a condition rating system (e.g., urgent, repair later, no immediate action)
• Identify long-term maintenance needs and risks
• Advise on likely consequences if problems aren’t addressed

The survey does not usually include a market value, though this can be added as a separate report if required.

How It Helps You

A Level 3 survey gives you:

• A thorough understanding of the property’s condition
• Insight into hidden structural issues that might affect cost or safety
• Evidence to negotiate price or factor repairs into your planning
• A better basis for future maintenance decisions

Next Steps

Once the inspection is complete, you’ll receive a detailed written report and can discuss the findings with your surveyor. This helps you make an informed, confident decision about proceeding with your purchase or project.

A Specific Defect Report is a focused property investigation designed to diagnose one or two specific problems you’re concerned about, rather than surveying the whole building. It’s a practical and cost-effective alternative if there are defects that you are aware of but need professional insight on.

When This Report Is Useful

You might commission a Specific Defect Report if you’ve noticed issues such as:

• Structural movement or cracking
• Dampness, condensation or moisture issues
• Timber decay or rot
• Roofing defects
• Unusual construction details that raise questions or poor/unsafe alterations

This type of report can also be helpful when issues are flagged during a basic valuation, mentioned in a mortgage report, or identified via an environmental search.

How It Helps You

Specific Defect Reports provide:

• A clear and independent expert opinion on the cause of the defect
• A professional assessment of the significance of the issue
• Guidance on the next steps, including possible remedies
• An outline specification for repair works, potentially with cost estimates or contractor suggestions

This means you can approach contractors or insurers with confidence, negotiate fairly in a property transaction, or decide whether a defect needs immediate action.

Who Benefits from One

Specific Defect Reports are useful for:

• Homebuyers who want targeted advice before exchanging contracts
• Homeowners who have discovered a worrying issue
• Vendors or landlords responding to survey concerns
• Clients seeking independent analysis for insurance, legal or dispute purposes

Professional Support & Next Steps

Our team will talk through your concerns before quoting, carry out the necessary inspection, and deliver clear written advice. You can also discuss the findings with our RICS-Regulated surveyors and get help organising any follow-up work.