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Our RICS Home Survey Level 2 in Cornwall is ideal for conventional houses, flats, and bungalows in reasonable condition, providing a detailed assessment that highlights significant defects and urgent repairs. For older, listed, or unusual properties—or those requiring extensive renovation—our comprehensive Level 3 Survey (formerly a Full Structural Building Survey) offers the deepest inspection available.
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{0 title=" Level 2 vs. Level 3: Which Survey is Right for You?"}
To help you choose the right level of protection, review the core differences between our two primary survey types below.
Level 2 includes:
- Condition & Construction Assessment (On date of inspection)
- Urgent Defects & Safety Hazards (Identified and flagged)
- Future Damage Prevention (Issues requiring further investigation)
- Basic Repair Budgeting & Maintenance Advice
Level 3 includes all of the above, plus:
- Material Performance Analysis (How materials behave over time)
- Hidden Defect Exposure (Potential risks posed by concealed areas)
- Detailed Repair Options, Timelines & Consequences of Delay
- Estimated Repair Costs (Where practical and pre-agreed)
- Detailed Energy Efficiency Commentary
Note: Neither service includes a formal market valuation or a buildings insurance reinstatement cost as standard.
Video Guide: Choosing the Right Survey
The Royal Institution of Chartered Surveyors (RICS) has produced a short, practical video explaining how these independent surveys protect your money, ensure your safety, and give you vital bargaining power during a purchase.
{0 title=" RICS Home Survey Level 2 (Survey Only)"}Best suited for: Conventional homes of standard construction (modern houses, flats, and bungalows) built from common materials that are in reasonable structural condition.
This standard report is compiled strictly to the official RICS Level 2 template and service specification to highlight significant and urgent matters that will affect the property’s value. It allows a fully qualified surveyor to carry out a comprehensive general inspection of the property's main elements, using an easy-to-follow traffic light condition rating framework.
Important Building Note: If you are purchasing an old cottage, a period home, or a property built using non-traditional construction techniques (such as cob or stone), a Level 2 report is not suitable.
What is Included:
- Official RICS Templates: Delivery of a standardized framework recognized by legal professionals and lenders nationwide.
- Traffic Light Condition Ratings: A clear, color-coded assessment showing the relative importance of defects across different sections, including garages and outbuildings.
- Concealed Area Inspections: Visual assessments of roof spaces, basements, and cellars where safe, accessible, and normally opened or used by the occupiers.
- Legal Advisor Guidance: Clear recommendations on replacement parts, planning permissions, building control matters, and guarantees for your solicitor to crosscheck.
- Risks & Hazards: Direct identification of serious health and safety issues and items needing immediate investigation to prevent serious damage or dangerous conditions.
- Drone Inspection as Standard: Aerial drone diagnostics are deployed seamlessly where necessary to safely inspect valley gutters, flashings, and high-level elevations.
- Pricing: Starting from £400 (Note: Final quotes vary based on the property's age, size, and construction type).
Description of the RICS Home Survey – Level 2
A Note on Utilities across both Surveys: While we inspect the visible elements of utility installations under normal working conditions, no physical pressure, safety, or efficiency tests are carried out on services.
{/0s}{0 title=" RICS Home Survey Level 3 (Building Survey)"}Best suited for: Older properties, historic Cornish cottages, non-traditional builds (e.g., system-built/prefabricated, stone, cob), dilapidated buildings, or homes undergoing or planning extensive structural alterations.
Fully aligned with the rigorous RICS Level 3 service standards and delivered on a comprehensive RICS Level 3 building template, this report provides the deepest structural picture of a property’s construction and health. Executed by an expert with 20 years of experience, it is a highly detailed, thorough document that outlines the internal mechanics of the building, uncovers minor or hidden flaws, and assesses material performance over time.
What is Included:
- Official RICS Level 3 Template: A fully compliant structural diagnostic report built to the highest standard of regulated surveying practice.
- Deep-Dive Structural Diagnostics: A meticulous physical inspection identifying hidden defects and proposing the most probable root causes of movement, dampness, or timber rot.
- Remedial Options & Timelines: Detailed advice on how to fix identified issues, step-by-step repair methodologies, and the structural or financial consequences of leaving them unrepaired.
- Actionable Maintenance Planning: Recommendations regarding the exact priority, urgency, and likely timescale for necessary future works.
- Embedded Photographic Evidence: Comprehensive, close-up site photography embedded throughout the text via Go-Report software to document the exact state of the building.
- Comprehensive Risk Framework: In-depth legal, environmental, and health and safety breakdowns tailored for your conveyancing solicitor.
- Drone Inspection as Standard: High-definition aerial drone photography is used as standard to check high chimneys, dormers, and roof coverings that cannot be viewed safely from ground level.
- Pricing: Starting from £650 (Note: Final quotes vary based on the property's age, size, and construction type).
Description of the RICS Home Survey – Level 3
A Note on Utilities across both Surveys: While we inspect the visible elements of utility installations under normal working conditions, no physical pressure, safety, or efficiency tests are carried out on services.
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Get Your Tailored Fixed Quote
Ready to protect your investment and buy with absolute confidence? Fill out our brief form below to receive a competitive, fixed quote tailored to your target property.
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Our Pre-Sale Sellers Surveys help vendors identify potential structural or maintenance issues before marketing their property, reducing the risk of costly delays and renegotiations during the conveyancing process.
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Drone Inspections Included as Standard
High-level defects like cracked chimney pots or slipping slates are a primary cause for buyer concern, yet they are impossible to view safely from ground level. To ensure your roof and high elevations are completely sound, we utilize high-definition aerial drone surveys as standard where necessary.
Why Invest in a Pre-Sale Survey?
Going into negotiations armed with full structural facts makes a massive difference to your final sale price.
- Pre-empt the Buyer's Haggling: We alert you to the exact issues that will be flagged by potential purchasers' pre-purchase building surveys, meaning you can address them first or adjust your asking price transparently.
- Protect Your Current Investment: Even if you change your mind and decide to stay in your current home for the long term, this survey is a fundamental tool to assess its condition and prevent minor issues from escalating into major, costly repairs.
A Powerful Tool for Estate Agents
This survey isn't just for vendors—it can be entirely tailored to provide estate agents with an invaluable, informed overview of the property before it goes live.
By identifying hidden structural pitfalls early, we help agents manage the listing effectively. It equips agents with the transparent compliance data they need to market difficult or non-traditional properties confidently, prevents fall-throughs late in the transaction, and helps determine whether a property is genuinely ready for the market or requires issues to be resolved first.
Transparent, Fixed Base Pricing
Every property is unique, and all of our pre-sale reports can be tailored to address specific structural concerns or look into previous extensions. Final quotes will differ based on the age, size, and construction method (e.g., traditional stone vs. system-built) of the property.
Comprehensive Pre-Sale Sellers Survey from £550
Included extras: Level 3 structural depth, deep Cornish checks, drone access checks, and pre-survey consultation.
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Request Your Pre-Sale Survey Quote
Ready to protect your asking price and sell with absolute confidence? Fill out the form below to receive a competitive, fixed quote tailored specifically to your property's age, size, and build.
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Using the latest drone technology, we can safely and efficiently inspect roofs, chimneys, gutters, and difficult-to-access areas without the need for scaffolding or expensive access equipment. Aerial drone surveys are often included as part of our property inspection process where appropriate.
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What We Inspect
We pinpoint visible defects, structural damage, and maintenance issues invisible from ground level:
- Roof coverings and structures
- Chimneys, flashings, and stacks
- Gutters, downpipes, and rainwater systems
- Solar panels and plant equipment
- High-level brickwork and masonry
- External elevations and façades
Fully Licensed & Insured
- CAA Licensed: Certified by the Civil Aviation Authority.
- Commercially Insured: Fully insured for commercial operations, strictly adhering to UK aviation safety standards.
High-Definition Photos & Videos
Every inspection includes a complete digital media package to provide clear visual evidence for your records or repair quotes:
- Ultra-HD Photography: High-resolution photos capturing broad property overviews and crisp close-ups of specific defects.
- 4K Video Footage: I can film smooth, high-definition videos across the roofline and elevations for a continuous record of the building's condition.
- Marketing & Progress Media: Aerial photos and videos for property marketing or documenting construction progress.
Ultra-Close FPV Inspections
We use advanced FPV (First-Person View) goggles for true, close-up inspections. This allows us to safely pilot the drone into tight spaces and view structural joints, hidden valleys, and high-level masonry in real time with unmatched precision.
Why Choose a Drone Survey?
- Safe: Removes the risk of working at height on fragile structures.
- Cost-Effective: Saves thousands on scaffolding and access equipment.
- Fast Deployment: Rapid flight times mean quicker survey report turnarounds.
- Zero Disruption: No hassle for occupants, tenants, or daily business operations.
Pricing Guidelines
Please Note: Drone imagery is included as standard within our full building survey reports. If you require a drone inspection without a full RICS/structural survey report, our baseline standalone guide prices are below:
- Standard Residential (2–4 bed house) £150 – £350
- Large Residential / Heritage £350 – £600
- Commercial / Blocks of Flats From £300 – £500+
- Industrial / Warehouses £500 – £1,000+
Looking for a full survey quote? Please contact me directly for a bespoke quote tailored to your property and specific reporting requirements
Drone Survey Example Videos
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Purchasing a new-build property does not always guarantee absolute perfection. Our independent snagging surveys identify structural defects, poor workmanship, and unfinished items, allowing developers to rectify issues before they become larger, more expensive problems.
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What Does the Inspection Cover?
We meticulously inspect the property to ensure all fixtures, fittings, finishes, decor, and electrics match what you were promised. Our detailed report covers:
- Workmanship & Finishes: Checking plastering, tiling, joinery, and paintwork for cosmetic defects.
- Fixtures & Fittings: Ensuring windows, doors, ironmongery, and kitchen/bathroom units operate perfectly.
- Services & Electrics: Verifying that basic installations and plumbing fittings meet acceptable quality thresholds.
- External Areas: Inspecting pathways, brickwork, drainage gullies, and external finishes.
- Transparent Pricing: Independent New-Build Snagging Report from £400
Holding Your Builder to Account
Our comprehensive, easy-to-read snagging report sets out exactly what you are entitled to expect from the building firm.
If our inspection flags up specific defects, incomplete works, or poor finishes, you can present this independent, RICS-backed document directly to the developers. It provides you with the clear technical evidence needed to compel contractors to rectify all issues at the earliest possible juncture—ideally before you legally complete the purchase.
When should a snagging survey take place?
Before we can prepare your Snagging List, the developer must have fully completed all building works and prepared the property for handover. Because of this, snagging inspections are best carried out at a late stage—typically a week or two before legal completion.
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Request a Snagging Survey Quote
Protect your investment before you accept the keys. Fill out the form below to get a tailored quote for your new-build property.
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If you have concerns about damp, cracking, structural movement, timber defects, roof problems, or general building condition, our targeted defect inspections provide professional diagnosis and practical, actionable recommendations.
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What is Included in Your Report?
Compiled to a similar level of meticulous detail as our comprehensive home surveys, a Specific Defect Analysis from Lilly Surveyors gives you full technical clarity. Your report includes:
- Detailed Forensic Diagnosis: A comprehensive analysis explaining exactly why and how the defect occurred.
- Specification for Repair: A clear, step-by-step technical outline of the remedial works required to permanently resolve the issue.
Accessing the Inaccessible with Advanced Drones
Roof defects are among the most common causes of property damage, yet they are often impossible to view safely without expensive scaffolding or cherry pickers. To drastically reduce your costs and expedite diagnosis, we use state-of-the-art remote-controlled aerial drones. This allows us to inspect roofs, chimney stacks, and high-level elevations quickly, safely, and accurately.
Transparent Hourly Pricing
We believe in honest, transparent fees with no hidden extras. Defect investigations are charged on a clear hourly basis:
Professional Defect Analysis & Reporting from £125/hour
Note: For highly complex issues requiring specialist external testing, we can seamlessly draw upon our extensive network of trusted structural engineers and material specialists.
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Request a Defect Analysis Quote
Don't let a minor property defect turn into an expensive structural failure. Contact Alex Lilly directly for advice or fill out the form below to request a targeted quote.