Understanding the RICS Home survey standard proposal

RICS is updating the Home survey standard. Our objective is to ensure that it keeps pace with an evolving market and continues to meet the needs of consumers and surveyors. The standard must maintain its place as the benchmark in home surveys, with consumers assured that they can rely on RICS members for excellent service and clear and comprehensive home surveys.

To support this commitment, over the course of the last year we conducted surveys with members and consumers, and formed an Expert Group (EG). The EG reviewed the standard, as well as the survey responses and proposed several changes.

RICS is seeking feedback on the proposed updates from all interested parties, including members, and individuals and organisations involved in the buying or selling of a property. As such, we opened a consultation to gather feedback that will inform the developments to the standard, ensuring it upholds public interest and provides pragmatic and achievable rules and guidance for RICS members.

We understand and welcome the high level of interest in the consultation. The proposed updates are likely to require RICS residential surveyors carrying out home surveys to adapt their daily practice. It is therefore important that to provide informed feedback, interested parties review the consultation documents carefully to understand the changes proposed.

This article addresses some of the common questions and concerns raised recently to help clarify the proposed updates and support your understanding when you share your feedback in the consultation.

The Expert Group (EG)

The updated standard was supported by a dedicated EG. The role of EGs is to support RICS with updating existing, or creating new, standards. They share their expertise and knowledge, working together with RICS to ensure that member, consumer and industry insights guide the direction of the development of standards.

The group was formed by RICS, with Gary Epps MRICS as Chair and Larry Russen FRICS as author, and made up of several chartered surveyors, many of whom do surveys as their day-to-day jobs. They were supported continuously by RICS colleagues. We strategically included a breadth of expertise, knowledge, and representation within the group. You can read more about the members here.

The group, along with RICS staff and the technical author, debated and discussed the changes for the standard and made proposed updates. They will continue to work on the draft standard post-consultation by reviewing the responses received and suggesting changes to create the final version.

How does the updated standard reflect consumer understanding and insights?

To support the EG and ensure that any updates build from consumer insights on home surveys, RICS commissioned a survey of consumers. RICS worked with Savanta – a nationally recognised market research company – to obtain feedback from around 1,400 people who purchased a home or commissioned a home survey in the past five years.

Data from this survey has helped to shape some of the changes recommended by the EG. For example, the survey found key areas where the standard could be improved, where consumers felt satisfied with home surveys and the current process, and information they felt most useful when buying a property.

For transparency, you can learn more on the survey’s findings in this report.

Prior to the surveys, RICS has held discussions with consumer representatives from the RICS Consumer Working Group and The Property Ombudsman. RICS also engaged with the Centre for Effective Dispute Resolution (CEDR), the Surveyors and Valuers Assocation (SAVA), and technology partners during the updated standard’s development.

Assessments were also carried on RICS regulatory complaints and queries to find common issues that could be addressed in an updated standard. Feedback from the consumer representatives indicated that in general, the first edition of the standard needed greater clarity in some areas.

How have the Levels of service been updated to be clearer in the standard?

A key piece of feedback identified from the consumer survey, and also asked by members, was a lack of understanding about the different RICS home survey levels. Across the levels, RICS has worked with the EG to explore how further clarity can be given.

The group discussed levels at length, and it was decided that the updated standard should build on the existing 3 levels to provide consumers choice and provide clarity on where they are appropriate depending on the property type and client needs. The levels have also been described as ‘basic’, ‘intermediate’ or ‘advanced’ to help consumers understand their differences, with inspections differentiated between the levels in Appendix A.

In the updated standard, we have expanded on the scope required per level of service to show the degree of checks needed in an inspection. Section 4 of the standard has been enhanced to show how the reporting builds from level to level. The consultation welcomes all feedback on how we have defined these levels, and if any further clarity is needed.

This is a significant standard with many elements that require deep consideration. Members and other respondents are encouraged to explore the key information about the levels within section 4 ‘The Report’ of the updated standard to understand the criteria set out and help inform feedback. To aid the review, RICS has provided a ‘red line’ copy for ease, as part of the consultation’s documents.

How does the updated standard give guidance on service checks?

We have already heard from many members on the updated standard’s guidance around service checks in an inspection, and we encourage you to keep sharing your thoughts.

Appendix A enhances the previous section for benchmarking the inspection to provide more clarity between the three levels. The first edition of the standard makes reference (under Level 3) to checking services.

In the revised standard, this has been updated to elaborate on this by stating (in relation to Gas) that e.g. the gas hob should be operated to check that gas is connected i.e. providing clear delineation between L2 and L3.

These updates came from insights showing consumers indicating they wanted more information on services. In discussions on the updated standard, it was decided to satisfy this need by ‘checking’, not ‘testing’ services and state this in the document for clarity to members. A definition of a check and test is given in the main glossary of the revised standard.

The intention of the new Appendix A is to ensure that consumers get a consistent level of inspection regardless of the inspecting surveyor, locality or regulated firm. It is felt that the inspection levels reflect that of a competent surveyor, but all feedback is welcome.

The supporting documentation and guidance will be updated where appropriate, with all feedback carefully reviewed.

Technical questions arising from the consultation

Throughout the consultation period, interested parties have asked specific and technical questions about details of the proposed changes.

From our dedicated webinar on 26 September, we are endeavouring to answer questions submitted in a Q&A that will be shared with those who registered to the webinar via email.

If you have a new technical question relating to a detail in the proposed update, please get in touch with us by emailing knowledge@rics.org.

Share your thoughts in the consultation

The consultation is available here. Your feedback is both needed and wanted, whether positive or negative. We welcome constructive criticism and suggested alternatives to our proposals.

While we encourage formal responses submitted through the consultation foremost, we are also monitoring commentary shared on social media and beyond to consider as informal feedback when we revise the draft standard to ensure we capture the full breadth of member views and concerns.

Have your say by 14 October and help us shape a robust and workable standard.

Why your input matters

RICS members’ commitment to high standards and regulation is what sets them apart. This work to update the Home survey standard maintains our members’ standing as trusted experts and underpins our work in the public interest.

It is essential that the update reflects the wide breadth of experience and expertise within our membership. We want to create a standard that works for everyone that’s involved in buying or selling a property.