The short answer
RICS home survey reports rate each main element of a property. Condition rating 3 means a defect is serious or needs to be repaired, replaced or investigated urgently. Condition rating 2 means repair or replacement is needed but it isn't serious or urgent. Condition rating 1 means no repair is currently needed. NI means the element wasn't inspected. In every case the property still needs normal maintenance.
What condition ratings are for
Condition ratings are the "traffic light" part of a RICS home survey report. The surveyor looks at each main part of the property (the elements, such as the roof coverings, the main walls, the windows or the heating) and gives it a rating. The ratings let a client see at a glance which parts need urgent attention, which need work at some point and which are fine for now.
Ratings appear in Level 1, Level 2 and Level 3 reports and mean the same thing at every level. The difference between levels is how much explanation and advice goes with them.
The ratings and what they mean
The wording below follows the RICS Level 2 report's own descriptions.
| Rating | Meaning |
|---|---|
| 3 | Defects that are serious and/or need to be repaired, replaced or investigated urgently. Failure to do so could risk serious safety issues or severe long-term damage to the property. |
| 2 | Defects that need repairing or replacing, but are not considered to be either serious or urgent. The property must be maintained in the normal way. |
| 1 | No repair is currently needed. The property must be maintained in the normal way. |
| NI | Not inspected. |
Note that the scale runs the "wrong" way for some clients: 3 is the worst, not the best. It's worth saying so in plain words in the report or in your covering note.
Condition rating 3
A 3 says "deal with this now". It covers defects that are serious, and also things that need investigating urgently even if you can't yet say how serious they are. Typical examples might include active water getting into the building, significant structural movement that looks recent, or a defect that is a clear safety risk.
A 3 should always come with a clear explanation: what the defect is, where it is, why it matters and what the client should do next. Where you recommend further investigation, say what kind and who should carry it out, in broad terms.
Condition rating 2
A 2 is for defects that need repair or replacement, but not urgently and not because they're serious. Worn but working windows, minor cracking that doesn't suggest ongoing movement, or a roof covering approaching the end of its life might all fall here, depending on what you see.
Clients sometimes read a 2 as "nothing to worry about". It's helpful to say roughly when the work should be done and whether it could get worse if left.
Condition rating 1
A 1 means no repair is needed at the moment. It doesn't mean the element is perfect or will stay that way. The property still needs normal, ongoing maintenance, which the report should make clear.
NI: not inspected
NI is used when you couldn't inspect an element, for example because it was hidden, unsafe to reach or simply not accessible on the day. NI isn't a neutral result. If there's a reason to be concerned about what you couldn't see, the report should say so and recommend what the client should do about it.
Rating elements made up of several parts
Many elements have more than one part. A property might have a pitched main roof and a flat roof over an extension, or a mix of original and replacement windows. The usual approach in the RICS reports is to give the element the rating of its worst part, explain that part first, and then briefly describe the condition of the others. That way the rating never hides a problem, and the text still gives the full picture.
Choosing between two ratings
The hardest calls are usually between a 2 and a 3. A few questions can help:
- Is there a risk to people's safety if this is left?
- Is it causing, or likely to cause soon, damage to other parts of the building?
- Do you need more information before the client commits to buying?
- Would a reasonable client want to know about it before exchange of contracts?
If the answer to any of these is yes, a 3 is often the safer and more honest rating. Whatever you choose, the wording should support the rating. A 2 with text that sounds alarming, or a 3 described as minor, will confuse the client and may be hard to defend later.
Writing ratings clearly
- Lead with the most important point, then the detail.
- Say where the defect is, not just what it is.
- Explain what will happen if it isn't dealt with.
- Be specific about the next step: repair, replace, maintain or investigate.
- Avoid jargon, or explain it in a few words when you can't avoid it.
- Keep the summary of ratings in the overall opinion consistent with each section.
This guide is general information, not a substitute for the RICS Home Survey Standard or your firm's own procedures. Always check the current standard for the exact wording and requirements.
For how the ratings fit into each survey level, see RICS Level 1, 2 and 3 explained.
In PropScribe each rated section of a Level 2 or Level 3 report has its own condition rating (3, 2, 1 or NI) next to the wording, and the AI first draft is written from your own site notes. You choose the rating and you decide what the final text says. See the features page for more. PropScribe is not affiliated with or endorsed by RICS.