RICS Level 2 Survey in G11

A homebuyer survey carried out to RICS standards is a comprehensive visual inspection of all accessible parts of the property. Our chartered surveyors examine the roof structure, external walls, windows and doors, floors, ceilings, damp-proof course, services including electrics and plumbing, and drainage. For tenement flats in G11, the survey also addresses the shared elements - the close, the common stair, the roof structure above, and any communal back court or bin stores - to the extent that these are accessible and relevant to the individual property's condition.

The report uses a standardised RICS condition rating system. A Condition Rating 1 means no repair is needed at this time. Rating 2 identifies defects that need attention but are not considered serious or urgent. The most serious category, Rating 3, flags defects requiring immediate action or further specialist investigation. Every major element of the property receives a rating, giving you and your solicitor a clear picture of risk before you exchange.

Our report also includes a market valuation of the property and an insurance reinstatement cost. The valuation provides independent confirmation of whether the purchase price reflects the property's actual market value in current G11 conditions. The reinstatement figure is the cost to rebuild the property from scratch in the event of total loss, which you will need to arrange adequate buildings insurance.

• Visual inspection of all accessible areas including roof space and subfloor where accessible
• Assessment of external walls, windows, doors, and roof covering
• Damp assessment including moisture meter readings throughout
• Timber condition check for rot and woodworm
• Review of services: electrics, gas, plumbing, and drainage
• Condition rating (CR1, CR2, CR3) for every major element
• Market valuation and insurance reinstatement cost
• Guidance on any specialist investigations recommended

Glasgow's West End tenement stock presents a consistent pattern of age-related defects that our surveyors encounter regularly in G11. Understanding these common issues helps you know what risks you are taking on when purchasing in this postcode.

• Damp: Both penetrating damp through the external sandstone walls and rising damp in ground floor flats are common findings. Failed pointing, blocked gutters, and deteriorated window reveals all contribute to moisture penetration in older tenement stock
• Roof condition: Traditional slate roofs on Glasgow tenements can have slipped and missing slates, deteriorated lead flashings at chimney stacks and parapets, and failing sarking boards beneath the slate layer. Assessment of the shared roof is critical for any tenement flat purchase
• Chimney stacks: Multiple chimney stacks above the roofline are typical on G11 tenements. These are exposed to weathering and can show pointing failure, flaunching deterioration at the cap, and structural movement. Disused flue liners can also cause condensation-related damp within the property
• Outdated electrics: Many G11 tenements retain older wiring systems. Properties pre-dating the 1970s may have rubber-insulated wiring that has become brittle over time, or older fuse boards without residual current device protection. Full rewiring is a significant cost that our survey will flag clearly
• Outdated plumbing: Lead supply pipes remain in some older G11 properties, particularly at the rising main from the street. Old cast iron soil pipes and waste systems can also be corroded or partially blocked
• Timber defects: Wet rot in external joinery, dry rot in poorly ventilated subfloor and roof void areas, and woodworm attack in older structural timbers are all findings our inspectors encounter in G11's Victorian housing stock
• Stone deterioration: Spalling sandstone faces, failed lime pointing replaced with cement, and stained stone from water run-off are visible on many G11 properties

Each defect identified in our survey is rated using the RICS condition rating system. Where a defect requires specialist investigation - for example where we find signs of possible dry rot but cannot access the full extent of the affected area - we will clearly recommend the appropriate specialist and explain what they will be looking for. You will never receive a report that leaves you unclear about what action is needed before or after purchase.

Homebuyer survey costs for G11 properties typically range from £400 to £700, depending on property size, type, and value. Most one and two-bedroom tenement flats - which make up the majority of the G11 market, with average flat prices around £241,947 - will fall in the £400-£550 bracket. Larger properties including main-door conversions, three-bedroom flats, and the less common detached and terraced homes in the postcode will sit towards the upper end.

Surveying a tenement flat involves assessing not only the private accommodation but also the shared parts of the building. Our surveyors spend additional time on the common stair, close, and roof inspection compared to a straightforward house survey, and this is reflected in the pricing. The investment in a survey is typically recovered many times over when defects that require negotiation with the seller are identified.

As a practical example: if our survey identifies that the shared roof shows signs of deterioration and a specialist roofer estimates the block requires £24,000 of works, your proportionate share as one of six flats might be £4,000. This is money you might be able to negotiate off the purchase price or require to be addressed before missives are concluded. The cost of not having a survey can significantly outweigh the survey fee.

Our fees are fixed and quoted upfront using our online quote tool. Enter the property's address, type, and approximate value and you will receive an instant price with no hidden additions. The price we quote is the price you pay, regardless of what the inspection finds.