Homebuyer Roof Report Supplement — areas covered
RICS L2 and L3 reports are excellent for the property as a whole but usually stop at the roof line — literally. Buyers in your area book this supplement to convert a Condition Rating 2 or 3 note into something specific: what's failed, what's serviceable, what needs doing, and roughly what it costs across your postcode.
Homebuyer roof report across 10 nearby areas
What's included
- Cover page cross-referencing the specific RICS L2/L3 findings you're following up
- Photo-evidenced answer to each roof-related caveat
- Overall roof condition rating using a plain-English 5-point scale
- Priority remedial list: 0-6 months, 6-24 months, 2-5 years
- Budget bracket for remedials at current {area}/{pc} contractor rates
- Recommendations for pre-completion negotiation, if applicable
Who it is for
- Buyers with a Condition Rating 2 or 3 against the roof in their RICS report
- Solicitors requesting further roof evidence before exchange
- Buyers of period {area} property where the L2 fell short
- Anyone whose surveyor recommended a 'specialist follow-up' for the roof
What we check
- Every caveat or CR2/CR3 finding in your RICS report — investigated directly
- Roof covering type, age indicators and remaining life estimate
- Chimney stacks — masonry, flashings, flaunching, pot bedding
- All flashings — lead, code and finish; presence of any silicone bodges
- Valleys, hips and ridges — original vs re-bedded, mortar condition
- Loft space — timber, felt, ventilation, thermal upgrade quality
- Any past patch repairs — quality, age and expected residual life
- Rainwater goods condition and any evidence of chronic overflow
How the survey runs
- Send us your existing RICS report (redact if you prefer) and the property address
- We identify every roof-relevant caveat and prepare an inspection scope
- Access booked with the vendor's agent for {area} property — usually 3-5 working days
- External inspection from ladders or drone, plus loft inspection
- Report drafted specifically to answer your RICS report's caveats
- PDF issued to you and, on request, direct to your solicitor
Typical findings
- 'Roof appears in fair condition, further investigation recommended' — the standard caveat we get called in on
- Any CR3 rating against roof coverings or chimneys
- Multiple past patch repairs of different ages, especially near valleys and chimneys
- Discrepancy between the RICS photos and what's visible from the pavement — often means the ridge or rear pitch is worse
- Lofts with recent insulation over old damp staining — a common {area} finding on 1930s stock
- Cracked pointing high up on chimneys not addressed by the RICS caveat but visible on close inspection
Common questions
Will your report contradict the RICS surveyor's?
Usually it complements rather than contradicts — we investigate the specific caveats they raised. Where we do disagree with a rating in your area, we say so plainly and back it with photo evidence.
How is this different from the pre-purchase roof survey?
Content-wise it overlaps heavily, but the framing is different — this document is written to be filed alongside your RICS report and reference its specific caveats. If you haven't had a RICS report yet, book the pre-purchase survey instead.
Can my solicitor use this in your area pre-exchange enquiries?
Yes — it's a common route. We can send the PDF direct to your solicitor and we're happy to answer any technical clarifications by email during the enquiry period for your postcode transactions.
How much does the supplement cost in your postcode?
£245-£345 for a typical your area 3-4 bed property, up to £445 for larger detached or complex roofs. Fee is confirmed once we've seen your RICS report and the estate agent listing.
Do you need to speak to my RICS surveyor?
No — we work from your report and our own inspection. If there's a specific technical point you want us to consult with them on, we can, but it's rarely necessary in your area.
Does the price include a chimney inspection?
Yes — chimneys are included as standard because they're the most common CR3 driver we see in your area period stock. No extra fee for stack, pot and flashing inspection.