Lets Build It Together
Lets Build It Together
Let's Build It Together
Mon - Thurs: 07:00 - 19:00, Fri: 07:00 - 17:00
01253 366100
0800 098 2621
We are proud to serve the North of England & Wales

Surveying Services
Providing professional Property Services throughout the North of England
Sphion, Your Trusted Partner in Residential Property Surveys
RPSA Member | Trusted Expertise | Tailored Solutions
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Why Choose Us?
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Certified by the Residential Property Surveyors Association.
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Clear, actionable reports tailored to your needs.
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Transparent pricing with no hidden costs.
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Our Services:
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Home Condition Surveys
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Expert Defect Reports
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Homebuyer Reports
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Building Surveys
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New-Build Snagging Surveys
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Energy Efficiency Assessments
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Damp and Timber Inspections
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Party Wall Services
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1
Condition Survey
The property's condition, including any risks, potential legal issues and urgent defects. Standard properties and relatively new homes in good condition. £400+.
2
Homebuyer Survey
Includes all the features of a Condition Report, plus defects that might affect the property, and advice on repairs and maintenance. It can also include a market valuation and how much it would cost to rebuild the property. Standard properties in reasonable condition.
£450+
3
Building Survey
An in-depth look at the property's condition, with advice on defects, repairs and how to maintain the property. For larger or older (50+ years) properties, unusual homes, renovation projects and properties in poor condition. £600+
What survey do I need?
Members of the RPSA offer a range of surveys that are suitable for all types and size of home.
Only RPSA Surveyors offer products which are all based on a full and thorough inspection.
- Home Buyer/Condition Survey
- Building Survey
- Buy To let Survey
- New-build snagging inspection
- Home Review (corporate clients only)
Talk to your RPSA Surveyor to let them help you find the right survey product for you.
Home Buyer/Condition Survey
A survey report format designed to reflect the condition of a traditional property that is more modern, of standard construction and not too big or complicated.
Includes many features not found in other, similarly priced surveys, such as:-
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Clear colour coded condition ratings for quick identification of the important issues
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Multiple photographs and diagrams, helping you understand your new home
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A jargon-free report that avoids many of the annoying caveats and exclusions often found in home buyer reports
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A full debrief from the surveyor who will answer any questions you may have
Building Survey
Ideally suited to larger, more complex, older, extended or higher value homes.
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All the benefits of the Home Buyer/Condition Survey, plus...
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More comprehensive descriptions of construction and defects
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Explanations of how to go about rectifying defects
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Consequences of not carrying out repairs
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Understanding potential defects that could be present
New-build Snagging Survey
A must for any newly constructed home
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The ONLY survey of its type based on industry-compatible standards
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Identifies "snags" in finishing quality
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Designed to help avoid buyer/developer conflict by impartially identifying incomplete or cosmetically unacceptable works
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Focus on the parts of the property you see, touch and use every day


Buy To Let Survey
The Buy To Let Survey is ONLY available from RPSA members.
The only survey of its type, designed for a traditional property that is, or will be, let to tenants.
A unique product that helps landlords protect their investment while safeguarding the safety of the home for tenants.
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All the benefits of the Home Condition Survey, plus...
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Consideration of health and safety matters that are likely to have an impact on tenants occupying the property - considers all 29 hazard profiles identified in the Housing Health & Safety Rating System (HHSRS)*
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Separate DASH - Decent & Safe Homes hazard review report
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Lets your tenants know you care
*Does not include a full assessment of hazard scores as defined by HHSRS
Why choose an RPSA member?
By choosing a surveyor who is a member of the RPSA you are selecting a surveyor who is dedicated to delivering the highest standards of professionalism and quality.
The ambition of the RPSA and its' members is to provide you with clear and relevant information, giving you the peace of mind to make an informed decision about your current home or the purchase of your next home.
Helping you, our clients, make good choices, matters most to RPSA members. That is achieved through good communication and a desire to give you answers, not questions.
All members of the Residential Property Surveyors Association:
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Are specialist residential property surveyors
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Hold relevant qualifications or have demonstrated their knowledge and experience
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Are members of an independent arbitration scheme that is free for consumers
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Carry out inspections to the highest standards in our industry*
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Are bound by a Code of Conduct that defines their standards of professional ethics, sustainability, inclusivity and response to complaints
* RPSA Survey Inspection & Reporting Standards Edition 1v5.2 Nov 20
* RPSA New build Inspection & Reporting Standards v1.4 Nov 21

The following is a general guide to alternative types of survey, the main difference being the level of investigation.
At Sphion we will happily discuss the alternatives with you and tailor the degree of survey to your own individual requirements.
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For example, are you solely concerned with a large crack, or an area of damp ? In these instances we will be happy to discuss a partial survey tailored to your individual requirements.
All surveys are “non-intrusive” unless otherwise agreed and all will advise where more detailed investigations may be required.
Condition Report (Level one)
The property's condition, including any risks, potential legal issues and urgent defects. Standard properties and relatively new homes in good condition. £400-£950.
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This is a low cost entry-level survey that sits between a Lenders Financial Valuation and the Mid Level survey.
Basically this is a no frills survey to purely assess the visual condition of the property. The report will be concise and presented in an easy to understand format and will highlight areas of concern to provide a brief overview to assist you to understand the construction of the property. The report will not provide a valuation of the property or an indication of the cost of any areas highlighted as being in need of attention. The report is typically used as part of Party Wall Agreements.
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Homebuyer Report/ Home Condition Survey (Level two)
Includes all the features of a Condition Report, plus defects that might affect the property, and advice on repairs and maintenance. It can also include a market valuation and how much it would cost to rebuild the property. Standard properties in reasonable condition. £450-£1,000.
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This survey sits between the Home Condition Report and a Building Survey. It is suitable for properties built within the last 100 years that from first impressions are in reasonable condition. It is not suitable for properties that obviously require attention or if you plan renovation or significant alterations.
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The report will provide more detail than the Home Condition Report and will be presented in an easy to understand format explaining in more detail areas of concern to assist you to understand the construction of the property.
A random selection of electrical power sockets will be tested, but otherwise Electrical, Heating and Plumbing systems will be discussed but not tested. As far as possible, drains will be checked for standing water.
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The report will provide an indication of the cost of any areas highlighted as being in need of attention.
Generally the “HomeBuyer Report” is ideal for conventional average size residential properties that appear to be in reasonable condition and are post 1960′s, but for properties which are either over circa 50 years old, above average size (e.g. over circa 120 m2 / 1,300 ft2), have been extended or converted or are in need of refurbishment then the “Building Report” is more appropriate.
Building Survey (Level three)
An in-depth look at the property's condition, with advice on defects, repairs and how to maintain the property. For larger or older (50+ years) properties, unusual homes, renovation projects and properties in poor condition. £600-£1,500.
The Building Survey is a far more thorough and detailed report on the property’s condition. It will provide greater advice on defects and recommended repair options with budget costs, but will not provide a property valuation.
This type of survey is recommended for older properties, properties that show obvious signs of distress or where significant renovation or alterations are planned, or have taken place. The report will provide structural guidance as appropriate.
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Electrical power sockets will be tested as will flow rate at taps and wastes, but otherwise Electrical, Heating and Plumbing systems will be discussed but not tested. Where appropriate, specialist testing of M & E Services and equipment can be arranged on your behalf. As far as possible the drains will be inspected for flow rates.
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Damp Survey
As the name suggests, this survey is appropriate where the presence of damp is obvious. The survey will comment on wider problems but only to advise on an appropriate course of action.
Defect Analysis
This survey is designed to address specific concerns like Dampness, Cracking, Woodworm, Condensation, Mould Growth or Timber Decay. The survey will comment on wider problems but only to advise on an appropriate course of action.
Dilapidation Survey
This survey is designed to initially record the condition of a property prior to a Letting or Lease. The survey is then repeated at the end of the period to assess works that may be required to return the property to it's original condition.
The end survey is usually priced.
The end survey can be undertaken by an alternative firm to the first condition survey, (subject to any agreements made at the time of the first survey)
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RICS Valuation Report
If you have a Lender providing a mortgage, they will almost certainly commission this type of report.
The report is purely designed to warrant to the Lender that there is sufficient value in the property in it’s current condition to provide security to the Lender for the loan. These services are carried out by one of our subcontractors.
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Only building faults that effect the loan security will be reported on and a satisfactory Valuation Report to the Lender, should not be relied upon by the property owner as verification that there are no defects in the property.
Fire Risk Assessments​
Type 1
A generic check of current fire safety precautions, arrangements, policies and procedures. There is a limited review on structural fire stopping measures, and is non-invasive to the fabric of the building. Comments on the general condition of fire doors and obvious compartment breeches will be included, however it is not expected to include the lifting of ceiling tiles or opening of riser/void hatches.
Type 2
A more thorough assessment, including visual inspection of accessible voids, hatches and risers. A detailed (sometimes separate) report is issued of fire door and structural conditions, with suggested remedial actions. Evidence of staff training, policies and procedures will be need to be shown to the assessor.
Type 3
A comprehensive assessment that is invasive to the fabric of the building. This will involve the making of exploratory holes into parts of the buildings structure, all areas to investigate will be agreed in advance.
Fire Policies and Procedures
In conjunction with the occupiers we can write comprehensive policies and procedures to suit the occupiers needs and ensure compliance.