A building condition survey is only as good as the system behind it. Without a consistent checklist, what gets inspected depends on what the surveyor remembers to look at on the day — and gaps in coverage only become apparent when something fails later. This checklist covers the standard elements of a building condition survey, structured for practical use on site.
Before You Go On Site
- —Obtain existing floor plans, drawings, and any previous survey reports
- —Confirm access arrangements for all areas including roof voids, plant rooms, and basement spaces
- —Check for any known hazards — asbestos registers, structural concerns, restricted zones
- —Prepare your survey pro forma, photograph log template, and condition rating key
- —Confirm the survey scope with the client — what is in and what is out
- —Check site access and safety requirements (PPE, permits to work, working at height)
External Elements
Roof
- —Roof covering type, condition, and approximate age
- —Evidence of ponding, debris accumulation, or blockage of outlets
- —Condition of flashings, upstands, and edge details
- —Condition of rooflights, skylights, and roof access hatches
- —Parapet condition and parapet wall copings
- —Rainwater outlets and gutters: blockage, corrosion, leaks
External Walls
- —Wall construction type and cladding material
- —Cracking pattern and distribution (map, vertical, diagonal, stepped)
- —Evidence of damp penetration, staining, or efflorescence
- —Condition of pointing and mortar joints
- —Condition of windows, doors, and external openings
- —DPC level and evidence of rising damp
- —Condition of sills, lintels, and arch masonry
Site and Drainage
- —Ground levels relative to DPC and finished floor level
- —Drainage falls away from building
- —Condition of external drainage channels and gullies
- —Condition of paving, ramps, and external circulation areas
- —Evidence of subsidence, heave, or differential settlement
Internal Structure
Floors
- —Floor type (concrete slab, timber, raised access)
- —Evidence of deflection, spring, or bounce
- —Condition of floor finishes and evidence of sub-floor dampness
- —Evidence of cracking in screed or substrate
Walls and Partitions
- —Cracking pattern and distribution
- —Evidence of damp penetration on internal surfaces
- —Condition of internal finishes (plaster, boarding)
- —Structural or non-structural status of partitions
Structural Frame (Steel or Concrete)
- —Visible condition of columns, beams, and connections
- —Evidence of corrosion, carbonation, or concrete spalling
- —Intumescent or fire protection condition
- —Evidence of impact damage or deformation
- —Bearing and connection details where accessible
Building Services (Overview)
A building condition survey typically provides a visual-only, non-intrusive assessment of services. Specialist M&E surveys are separate commissions. Note:
- —Approximate age and condition of mechanical systems (boilers, AHUs, FCUs)
- —Condition of visible pipework and insulation
- —Condition of electrical distribution boards and visible cabling
- —Lift and escalator condition (refer to specialist)
- —Evidence of any active leaks or water damage from services
Photography Checklist
Documentary photography is part of the survey, not an afterthought. At minimum, capture:
- —External elevations (all four sides)
- —360° overview of each principal space
- —All elements rated condition 3 or 4 (Poor or Critical)
- —All defects with context and close-up, including scale reference
- —All structural connections and elements of concern
- —Any areas where access was restricted — photograph the access restriction
For 360° photo documentation, tools like pin360 allow you to upload your existing PDF floor plan and pin 360° images to specific locations. This makes the complete photo record navigable against the plan rather than through a folder of sequentially numbered files.
After the Survey
- —Process and reference all photographs on the same day where possible
- —Transfer all site notes to your pro forma while memory is fresh
- —Mark up floor plans with defect locations and condition ratings
- —Note all areas of restricted access and what was not seen
- —Prepare schedule of works with immediate, short-term, and long-term categories
- —Confirm any items requiring specialist investigation (M&E, asbestos, structural calculation)
Frequently Asked Questions
What does a building condition survey cover?
A building condition survey covers the external envelope (roof, walls, windows, doors), internal structure (floors, ceilings, walls, structural frame), building services (HVAC, electrical, plumbing at overview level), drainage, and site features. The exact scope depends on the client brief.
How long does a building condition survey take?
A typical commercial building condition survey takes 1–3 days on site. A 1,000m² single-storey building might take half a day; a 10,000m² multi-storey building with roof voids and plant spaces will take considerably longer. Report preparation is typically 1–2 additional days.
What condition rating system should I use?
The RICS recommends a 1–4 system: 1 = Good (no action needed in 5 years), 2 = Fair (action in 3–5 years), 3 = Poor (action in 1–3 years), 4 = Critical (immediate action). Some public sector clients use their own rating scales — confirm with the client before starting.
What is included in a condition survey report?
A condition survey report should include an executive summary, element-by-element assessment with condition ratings, photographic evidence cross-referenced to floor plans, a schedule of works with indicative costs, and recommendations. Some briefs also require a 5-year or 10-year maintenance cost plan.