Age and type of house
The only stair to the flat runs beside the shop and is partly boxed in. What of that stair structure stayed unseen?
The strings, carriage or undersides hidden by the boxing. The only stair to the flat runs beside the shop and is partly boxed, so the visit saw the open parts: going, handrail, any soft nosing. Structure inside the boxing stayed unseen and should not be called sound. A flat inspection does not open the shop to chase the stair from the other side. Carpet on the steps is not lifted. Covered timber is not shown to be sound because the treads looked even.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Stairs beside shops are often cased in to give the shop a clear wall or to hide pipes. The casing is a finish. The structural timber or steel is behind it, and the shop side of that casing may be in a demise the flat surveyor was not asked to enter. What can be rated is what was walked: loose nosings, a weak handrail, uneven going, damp at the bottom. Rating 1, no repair currently needed, cannot honestly be given to a string nobody saw. Not inspected is the right mark for the hidden carcass if the report is being precise.
Ask whether any panel was already off, and whether the shop was entered. If both answers are no, your notes should say the stair structure is largely unseen. Do not pull shop linings down. Fitted and secured panels stay on during a standard inspection. A soft tread is still worth a comment because it was felt, but it does not map the carriage. If the report recommends further investigation, that means opening up with permission, not a guess that the stair has failed or passed.
What should you ask your surveyor?
- Which parts of the stair were exposed, and which faces were boxed?
- Was the shop entered so the back of the boxing could be seen?
- Have you marked hidden strings or carriages as not inspected?
What are the typical next steps?
- Do not describe the stair carcass as passed.
- Ask for opening-up if you need the hidden structure seen before exchange.
- Keep the shop and the stair access as separate limits when you brief a joiner.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
If the handrail is firm, are the strings sound?
Not proved. A handrail is a handrail. Strings inside a box were not seen, and carpets were not lifted.
Does the flat survey include the shop side of the stair wall?
No. A flat inspection does not open the shop. The far side of the boxing stays unseen unless it was part of the instruction.