Windows, doors and glazing
What should you ask if a replacement window has no trickle vent in the frame at all?
Ask whether any vent was seen in the frame. A replacement with no trickle vent is an observation about that opening, not a vent painted shut, and not rot, a failed seal or a distorted frame. Missing paperwork does not make the glass leak, the absence of a vent does not by itself set the condition rating, and whether a vent was required is a question for the approval papers, which the survey does not issue.
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?
Look at the head of the frame. A trickle vent is a slot or a grille in the frame, not a fan in the bathroom and not a night latch. If there is simply no slot, say that. Do not describe a missing vent as a vent painted shut. A home survey can record the absence where the frame was visible. It cannot say how the room is ventilated in practice, and it does not measure air. Condensation on the glass, if present, is a separate sentence. Single glazing can carry condensation without any vent question at all.
Certificates, if they exist, belong with the solicitor. A missing certificate is not a leak and is not the missing vent. Do not let a contractor replace the window because the vent is absent until you know you want that alteration. There is no RICS price for a vent or a window. If other windows in the house have vents and this one does not, list the odd one out. The survey has not tested the handle, and a missing vent does not mean the lock has failed.
What should you ask your surveyor?
- Which frames have no vent, and which were hidden by blinds?
- Are you describing absence, rather than paint over a vent?
- Is the frame itself firm, misted, or both, as a separate comment?
What are the typical next steps?
- Note the missing vent without turning it into a rotten frame.
- Give any approval papers to your solicitor rather than to the glazier first.
- Do not paint a new vent shut if one is later fitted.
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
Is a hole drilled in the frame a trickle vent?
Not unless it is a proper vent. A random hole is damage. The survey should describe what is there.
Does no vent mean the room has mould?
No. Mould has its own causes. A missing vent is only the frame detail the survey could see.