Building Surveying

Our experienced Chartered Surveyors understand buildings; how they are designed and constructed, where they can fail and how to repair failings to maximise their lifespan. We are a go to consultancy for major estate agents, property investors, portfolio owners and the general public and we pride ourselves in offering a reliable and cost-effective service and providing home buyer reports in Middlesbrough.

Which Survey should I choose?

As a home buyer, we strongly advise you instruct either a level 1, 2 or 3 home survey, which will highlight any significant or dangerous defects to enable you to make a decision about your purchase, or provide you with the facts to place you in a position to renegotiate the original offer you submitted.

​We provide 4 main types of Building Survey which are outlined below. Throughout the process, our surveyors can also investigate and comment on any issues you may have noticed, such as damp, drainage issues or structural cracks. PM Consulting Engineers also specialise in specific defect surveys if your building is suffering from cracks, movement or other structural issues.


We aim to carry out any survey within 72 hours of your instruction and complete the report within 7 working days.

PMCE are a building surveyor in Middlesbrough. Speak to one of our experts today by using the chat option or call 01287 348404.


The Condition Report follows the same principles as the L2 HomeBuyer Report (S&V) and HRR (S) in its reporting style but it focuses solely on condition and does not include a valuation or insurance re-reinstatement assessment. It includes:

• Clear ‘traffic light’ ratings of the condition of different parts of the building, services, garage and outbuildings, showing problems that may require varying degrees of attention.
• A summary of the risks to the condition of the building.
• Advice on replacement parts guarantees, planning and control matters for your legal advisers

The L2 Condition Report starts from £350.00

This is a relatively new report format. It is effectively the L2 HBR (S&V) but without the valuation element. It is cheaper than the standard L2 HBR (S&V) because of that. It is designed for those clients who may already have had a valuation from their mortgage lender and are comfortable with the price they have agreed for the property; or, for investor clients or others who are experienced and confident in the amount to be paid – assuming that the property is in the condition they expect it to be.

Our L2 HBR (S) does not ordinarily include the photographs described in the L2 HBR (S&V) report but these can be included as an extra cost option.

The L2 HBR (S) starts from £420.00.

The best known of these reports is the (Level 2) RICS HomeBuyer Report (Survey and Valuation). The ‘HomeBuyer’ has been the staple mid-range survey product for some considerable time. It is a proven and well-designed service meeting the needs of the majority of house buying clients for the majority of house types.The service includes an inspection of the property, the provision of a report and a valuation allowing the client to:

• make an informed decision on whether to go ahead with buying the property.

• make an informed decision on what is a reasonable price to pay for the property

• take account of any repairs or replacements the property needs; and

• consider what further advice you should take before committing to purchase the property.

The L2 HBR (S&V) starts from £450.00. We provide quotations specific to the property under consideration. Please contact the office to discuss the property you are considering, we will advise whether it is of suitable type for the HomeBuyer Service and what the appropriate fee would be.


Building Surveys (Level 3)

A Building Survey is a bespoke survey product designed around the client’s particular needs and is carefully matched to the requirements of the subject building. It is suited to larger, more complex, older, perhaps listed buildings, or those in particular disrepair or having some peculiarity in their constructional type.

The report is highly detailed and sets out all necessary repairs in priority order. It discusses future maintenance wants and risks and it forms a useful framework for the future planned maintenance or refurbishment of the subject property.

This level of service consists of a detailed visual inspection of the building, its services and the grounds that is more extensive than survey level two. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces and underfloor areas). Although the services are not tested, they are observed in normal operation – in other words, they are switched on and/or operated where appropriate.

The report objectively describes the form of construction and materials used for different parts of the property. It describes the condition and provides an assessment of the relative importance of the defects/problems. Additionally, it will:

• describe the identifiable risk of potential or hidden defects in areas not inspected
• propose the most probable cause(s) of the defects based on the inspection
• outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair
• make general recommendations in respect of the priority and likely timescale for necessary work
• give an indication of likely costs.


A survey level three report should aim to provide the client with all the information they need to make a purchase decision.

This level of service will suit any domestic residential property in any condition. PM Consulting Engineers LTD Level 3 Building Survey includes as standard:

• A full suite, typically around 50, high resolution colour images of the property and the particular features or defects referenced in the report.

The Terms of Engagement for each Building Survey vary with the particular circumstances but a copy of standard Terms of Engagement are available upon request.

Cost is very dependent upon size and complexity. L3 BS prices from £500.00. Please speak to the office to discuss the particular property you have in mind and to obtain a precise fee quotation.

4 Reasons to use PM Consulting Engineers Surveys:

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