What it is
A commercial property survey, also called a building survey or building condition inspection, is a professional inspection of the fabric, structure and visible services of a non-residential building. The surveyor reports on the condition of the roof, walls, floors, windows, drainage and common areas, and on any defects that need attention.
RICS describes this type of work in its professional standard on technical due diligence of commercial property. It notes that the terms building survey, building condition inspection, pre-acquisition survey and vendor survey are all used, and that the scope should be tailored to the property and the client's brief. Unlike a home survey, there is no single fixed template, so the agreed scope matters.
When you need one
- Before buying, taking on a lease or lending against a commercial building.
- When you own or manage a building and want to plan repairs and maintenance.
- Before agreeing a lease where your repairing obligations are significant.
- When a defect, such as a leak, cracking or a failing roof covering, needs an independent opinion.
- Ahead of a sale, where a vendor wants to understand issues before buyers find them.
What the surveyor does
The surveyor agrees the scope with you first: which buildings, how much access, and whether specialist input is needed. They then inspect the building from ground level and by other accessible means, including the roof where it is safe to reach. Unless it is specifically agreed, concealed parts are not opened up, so the survey is a visual inspection rather than an invasive investigation.
The surveyor also considers matters that commonly affect commercial buildings, such as access, signs of movement, damp, drainage, and the condition of any shared or communal areas. Where a problem needs a specialist, for example mechanical and electrical services or asbestos, the report will say so rather than guess.
What you receive
- A written report describing the condition of each main element of the building.
- A clear explanation of defects, their likely cause and their significance.
- Recommendations for repair, further investigation or specialist reports.
- Photographs that support the findings.
A survey does not replace a fire risk assessment, an asbestos survey or an Energy Performance Certificate. Those are separate requirements and the report can point to where they may apply.
Typical process
- Tell us about the property, its use and why you need the survey.
- Agree the scope, access arrangements and timescale.
- The surveyor inspects the building.
- You receive the written report and can discuss the findings with the surveyor.
Frequently asked questions
Is this the same as a Level 3 Building Survey?
No. Level 3 is the RICS home survey for residential property. Commercial buildings are surveyed to a brief agreed for the property, in line with RICS guidance on technical due diligence.
Will the survey cover mechanical and electrical services?
Only to the extent agreed. A general survey records what is visible; testing of services normally needs a specialist, which the report will recommend where appropriate.
Can you survey part of a building?
Yes. The scope can cover a single unit, a floor or a whole building, as long as it is agreed at the outset.
Is the report accepted by lenders and solicitors?
Reports are written to be clear and detailed for professional readers. Whether a particular lender or solicitor requires a specific format should be checked with them before you instruct.
Sources and further reading
- RICS: Technical due diligence of commercial property (professional standard)
- GOV.UK: Non-domestic private rented property, minimum energy efficiency standard