Condition ratings
Does a condition rating 1 mean the parts the surveyor could not see are sound?
No. Rating 1 means no repair is currently needed for the element as they could judge it. None of the home survey levels guarantees that concealed parts are sound. A rating 1 on a ceiling does not certify the joists above it, and a rating 1 on a wall does not certify what is inside the cavity.
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?
The definitions are opinions on the inspection that was possible. Floors under fitted coverings, timbers in a closed flat roof, and frames behind new plaster are outside a visual look unless opening-up was agreed. The report should say so in the limitations. If it gives rating 1, read it with those limitations, not instead of them. NI is the mark when they did not inspect. Rating 1 is not a polite way of writing NI, and it is not a promise about the hidden side of a thing they only saw in part.
If you need the concealed part opened, that is a further instruction, with the owner’s permission, not a meaning already hiding in the number 1. The what to do now note does not tell you to demolish rating 1 elements. It also does not insure them. There is no RICS certificate inside the rating that lenders can treat as proof the unseen structure was examined. Quote what is actually described as needing repair.
What should you ask your surveyor?
- Which parts of this rating 1 element were hidden?
- Does the limitation say they were not opened?
- Are you using rating 1 where NI was the honest mark?
What are the typical next steps?
- Read the limitations beside every rating 1.
- Do not tell the insurer the concealed structure was certified.
- Arrange opening-up only where a real decision depends on it.
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
Does Level 3 change this?
Level 3 describes more, but it still does not guarantee that concealed parts are sound. Read what this report opened.
If a photo shows the surface, is the back included?
The photo shows the surface in frame. It does not photograph the hidden side.