FAQs.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 instead.

If you are unsure, speak to our team before booking. We will help you match the survey level to the property’s age, condition, alterations and overall risk.

Yes. We do undertake HomeBuyer Reports. However, 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.

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 help identify visible issues within the flat, common parts and wider building fabric, as well as 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 more confidently.
• Selling: understand defects that may affect price or delay a transaction.
• Renovating: get early insight into condition, risk and repair priorities.
• Legal or insurance matters: clarify boundaries, condition concerns or risk factors.

A HomeBuyer Report is suited to more conventional properties in reasonable condition. It provides a clear overview of condition, highlights significant issues and gives accessible maintenance advice.

A Building Survey 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.

During an inspection, 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.

If you cancel before an appointment has been arranged and before the surveyor attends, you will 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 to use our quote calculator and select the service that fits your property. Once chosen, we send your quote by email together with a link to proceed.

After checkout, you complete a short instruction form, confirm the details and make payment. From there, we take care of the next steps and liaise with the agent or seller to move the booking forward.

Most reports are delivered within 7 to 14 working days. Timing depends on the service selected, the size of the property and the level of analysis required for any defects found during inspection.

Larger properties, especially those over around 1,650 square feet, may take longer.

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 requires sufficient 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 regulations.

We currently serve a broad range of areas across London and the South East, including Barking and Dagenham, Barnet, Bexley, Brent, Bromley, Camden, Croydon, Dartford, Enfield, Epsom and Ewell, Gravesham, Greenwich, Hackney, Hammersmith and Fulham, Haringey, Havering, Hillingdon, Islington, Kensington and Chelsea, Kingston upon Thames, Lambeth, Lewisham, Maidstone, Medway, Merton, Newham, Redbridge, Reigate and Banstead, Richmond upon Thames, Sevenoaks, Southwark, Sutton, Tonbridge and Malling, Tower Hamlets, Waltham Forest, Wandsworth and Westminster.

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 help 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 lay inspection of accessible electrical elements as part of our 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 lay 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 can 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, which means our advice is impartial and focused on your interests.

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.