Upfront property condition assessment standard

To support the UK Government's home buying and selling reforms, RICS has begun developing the Upfront property condition assessment standard.

Improving the home buying and selling experience

The UK Government’s Home Buying and Selling Reform Roadmap, published in June 2026, sets out a phased programme intended to make property transactions in England, Wales and Northern Ireland faster, clearer and more consistent.

The roadmap identified missing, late or inconsistent upfront information as a key cause of delayed or failed property transactions, as well as repeated processes, limited transparency and weak early commitment.

The Government is recommending sales packs that would be prepared when a property is marketed, including searches and a property condition report, to address these challenges.

To support this work, we are developing a new Upfront property condition assessment standard, which will provide a robust and consistent professional framework for property condition information. This framework intends to ensure that this upfront condition information is professionally prepared, reliable and capable of helping consumer decisions.

The standard will help define the role of RICS-qualified professionals in delivering reliable upfront property condition information as the market evolves.

“The present home buying and selling process can leave many feeling frustrated or disheartened due to delays, missing information or transactions falling through. Through this new standard and our continued work with the Government, our members can play a critical role in improving that experience for consumers cross England, Wales and Northern Ireland.”

Leigh Chaney

Senior Specialist, Residential Survey, RICS

Expert Group

We are convening an Expert Group to help us develop the standard.

Led by an Independent Chair, Caroline Shea KC, the Group will bring together expertise and experience from across residential surveying and the wider home buying and selling process to help shape the standard and ensure that it is evidence-led, scalable and meets market needs.

Joining the Expert Group

We welcome applications to the Group from experts from across the residential sector who want to help develop an important new professional standard.

Before applying, please read the following document for more information on what opportunities and commitments are involved, as well as learn more about the application process.

Expert Group invitation and guidance document (PDF 0.28MB)

Published date: 28 September 2026

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Reasonable adjustments

Do you require a reasonable adjustment to participate in the Expert Group, or the application process, or both? Please email details to us at knowledge@rics.org or call us on +44 (0) 2476 868 555 so that RICS can discuss this with you.

Frequently asked questions

The Upfront property condition assessment standard is being created to provide a framework for upfront property condition information for inclusion in pre-listing sales packs, which are set to become an integral part of the home buying and selling process.

The standard will apply to property transactions in England, Wales and Northern Ireland. Wales and Northern Ireland have devolved powers so the process may differ in those regions.

The Upfront property condition assessment standard is being developed alongside our ongoing work to update the Home survey standard.

The two standards have different purposes, intended uses and limitations, but we will draw on the trusted principles and technical disciplines of the Home survey standard when developing the Upfront property condition assessment standard.

While the standard is being developed by RICS, we have worked closely with colleagues at the Ministry of Housing, Communities and Local Government on this and wider work around the home buying and selling reforms.

This includes ensuring that the expertise of our professional members is reflected in the implementation of any initiatives.

The Expert Group is open to both our membership and other experts from across the residential property sector. We review applications for the Group against set metrics to ensure it features an appropriate balance of technical expertise, practice type, firm size, geographic coverage, property type and experience across the home buying and selling process.

Working with the Independent Chair and RICS staff, Expert Group members will be expected to:

contribute relevant technical knowledge, evidence and practical experience objectively and collaboratively.
review and comment on successive draft standard iterations, general queries, best practice guidance, standard terms or engagement, report template design, and consumer-facing materials.
regularly attend meetings and workshops, virtually and, where appropriate, in person.
help test proposals against different property types/subtypes, transaction scenarios and consumer journeys.
identify technical, legal, insurance, operational, digital and market risks, including unintended consequences.
support proportionate stakeholder engagement and addressing consultation comments/queries.
distinguish opinion and expertise from the formal position and commercial interests of any employer or organisation represented.
act in the public interest and provide timely, constructive feedback.
once authorised by RICS, help communicate the purpose and progress of the project through relevant professional networks.

By joining the Expert Group, you have the opportunity to:

Help shape a significant new professional standard for the residential surveying profession
Contribute technical expertise in addressing upfront property condition information
Collaborate with stakeholders across surveying, conveyancing, lending, consumer protection, insurance, technology and the wider residential property market
Gain insight into emerging policy, standards, digital property data and market developments
Support RICS in promoting professional competence, consumer protection and public confidence.

Complete the application form by 11pm BST on Wednesday 14 October 2026.

Applications will be assessed against the published criteria and the collective requirements of the project. Successful applicants are expected to be contacted by close of business in early November.

Applicants who are not appointed to the core EWG may be invited to contribute through a form of consultative or reference group(s) where their expertise may assist the project.

As the new standard is being developed, we will be looking into what training and support we can offer our members and how best it can be shared. We will also continue to share updates throughout its development process.

Register your interest

Complete this form before 11pm on Wednesday 14 October to apply for the group. We'll be reaching out to successful applicants in early November.

1. Full name*
2. Email*
3. Are you an RICS member?*
4. RICS membership number
5. Membership grade, pathway / sector and primary professional group
6. Current professional status or working context
7. Job title and organisation, if applicable
8. Organisation type, if applicable
9. Approximate years of relevant experience
ContributionArea1
ContributionArea2
ContributionArea3
Evidence of relevant competence* (In no more than 400 words, explain how your knowledge and experience meet the project criteria. Include one or two practical examples.)
Key risks and opportunities* (In no more than 250 words, identify the principal consumer, technical or delivery issues that the proposed standard should address.)
Relevant professional development* (Identify recent CPD, research, publications, teaching or other professional development relevant to the project.)
Other professional memberships (Organisation and membership grade, where applicable)
Expert groups, committees or standards work (Provide the role, dates, subject, contribution and any resulting publication or standard.)
Conflicts of interest (Declare any actual, potential or perceived conflict relating to the project, including relevant commercial interests. A declaration will not automatically prevent appointment.)
Availability and commitment* (Confirm that you can meet the published time commitment and identify any known constraints.)
PublicationOfAppointment
AlternativeContribution
AdditionalComments
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* Denotes a required question

1. Full name*

2. Email*

3. Are you an RICS member?*

Yes

No (skip to question 6)

4. RICS membership number

5. Membership grade, pathway / sector and primary professional group

6. Current professional status or working context

7. Job title and organisation, if applicable

8. Organisation type, if applicable

9. Approximate years of relevant experience

10. Select up to three areas in which you can contribute most strongly*

Use the expertise categories listed on pages 7-9 of the guidance document (PDF)

11. Evidence of relevant competence*

In no more than 400 words, explain how your knowledge and experience meet the project criteria. Include one or two practical examples.

12. Key risks and opportunities*

In no more than 250 words, identify the principal consumer, technical or delivery issues that the proposed standard should address.

13. Relevant professional development*

Identify recent CPD, research, publications, teaching or other professional development relevant to the project.

14. Other professional memberships

Organisation and membership grade, where applicable.

15. Expert groups, committees or standards work

Provide the role, dates, subject, contribution and any resulting publication or standard.

16. Conflicts of interest

Declare any actual, potential or perceived conflict relating to the project, including relevant commercial interests. A declaration will not automatically prevent appointment.

17. Availability and commitment*

Confirm that you can meet the published time commitment and identify any known constraints.

18. Publication of appointment*

Are you willing for RICS to publish your name, professional biography and EG membership status?

Yes

19. Alternative contribution*

If not appointed to the core Expert Group, would you be willing to contribute to a consultative or reference group?

Yes

20. Additional comments

Optional; no more than 200 words.

For further information about how RICS processes your personal information and your rights please see the RICS Privacy Policy

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Home Buying and Selling Reform Hub

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RICS responds to government’s home buying and selling reform announcement

RICS has welcomed the UK Government’s announcement of major reforms to the home buying and selling process, aimed at making transactions faster, improving upfront information, and reducing the risk of fall throughs.