Home Buying Inspection

A structural survey should be conducted in accordance with relevant Eurocodes (EN 1990–EN 1999) and national building regulations. Inspect the foundation, load-bearing walls, floors, and roof structure for signs of settlement, movement, or structural failure.

1. Inspect foundation and exterior walls for cracks — distinguish cosmetic hairline cracks from structural cracks (horizontal, diagonal, or wider than 5mm)

2. Check wall alignment from corners — walls should be plumb and straight

3. Look for sagging or uneven floors using a level

4. Inspect for rising damp or penetrating damp — check base of walls for tide marks or salt deposits

5. Examine roof timbers (if accessible) for rot, insect damage, or inadequate support

- Subsidence cracks from foundation movement (common in clay soils)

- Rising damp due to failed or missing damp-proof course (DPC)

- Penetrating damp through solid masonry walls

- Roof timber decay from chronic moisture exposure

- Past structural modifications without proper engineering approval

Inspect the electrical installation in accordance with IEC 60364 (as adopted nationally) and the relevant national wiring regulations. RCD (Residual Current Device) protection is required for socket outlets and wet areas. The consumer unit should be modern and properly labelled.

1. Identify the consumer unit (fuse board) age and type — modern MCB/RCD units are preferred

2. Check for RCD protection on all circuits (30mA for socket outlets, required by IEC 60364)

3. Request the most recent Electrical Installation Condition Report (EICR) or equivalent

4. Test accessible socket outlets and switches for proper function

5. Check wiring age and type — older installations may use outdated wiring methods

- Outdated fuse boards without RCD protection

- Missing or expired electrical inspection certificates

- Old wiring (fabric-insulated or aluminium) requiring replacement

- Insufficient socket outlets leading to overuse of extension leads

- Non-compliant DIY electrical work

Inspect the water supply, distribution, and drainage systems. Pipework materials should be identified (copper, PEX, or galvanised steel). Hot water and heating systems should be assessed for age and condition. Drainage should comply with national building regulations.

1. Identify supply pipe material — lead supply pipes are still present in many older EU properties and must be replaced

2. Test water pressure at multiple fixtures simultaneously

3. Run all taps and flush toilets to check drainage speed and listen for gurgling

4. Inspect the boiler or water heater — check age, service history, and gas safety certificate

5. Check under sinks, around toilets, and in basement/cellar for active leaks or damp

- Lead supply pipes in pre-1970s properties (health hazard requiring replacement)

- Low water pressure from corroded galvanised pipes

- Old boilers without current gas safety certification

- Inadequate drainage or outdated waste pipe materials

- Missing or corroded stop valves making isolation difficult

Inspect roof coverings, flashings, chimneys, gutters, and exterior walls. Roof tiles or slates should be assessed for age and condition. Exterior render, pointing, and cladding should be intact. Drainage should direct water away from the building.

1. Determine roof covering age and material — clay tiles can last 60+ years, concrete tiles 30-40 years

2. Look for slipped, cracked, or missing tiles/slates from ground level with binoculars

3. Inspect gutters and downpipes for proper attachment, blockages, and overflow staining

4. Check exterior render or pointing for cracks, hollow areas, or deterioration

5. Examine chimney stacks for leaning, cracked pots, or deteriorated flaunching

- Failed roof underlayment (sarking felt) beneath otherwise sound tiles

- Blocked or broken gutters causing penetrating damp to walls

- Cracked or blown render trapping moisture in masonry walls

- Deteriorated pointing in brick or stone walls allowing water ingress

- Chimney defects leading to damp staining on internal walls

Under the EU Energy Performance of Buildings Directive (EPBD 2010/31/EU, recast 2024), an Energy Performance Certificate (EPC) is legally required when selling a property. The EPC rates the building's energy efficiency and includes recommendations for improvement. Insulation levels should meet the standards applicable at time of construction or last renovation.

1. Obtain and review the Energy Performance Certificate (EPC) — check the rating and recommendations

2. Check wall insulation: cavity wall insulation (if applicable) or solid wall insulation status

3. Inspect loft/attic insulation depth and type — EU standards recommend 270-300mm mineral wool equivalent

4. Assess window glazing: single, double, or triple glazing; check for failed sealed units (condensation between panes)

5. Review heating system type and age — condensing boilers, heat pumps, or older non-condensing systems

- Poor EPC rating (E, F, or G) indicating high energy costs and potential legal restrictions on renting

- Uninsulated solid walls (common in pre-1920s construction) causing high heat loss

- Single-glazed windows with poor thermal and acoustic performance

- Older non-condensing boilers with low efficiency (below 80%)

- Missing or insufficient loft insulation