Does a RICS Home Survey Check the Drains?

Some buyers assume the house survey has covered the drains. It has not. A RICS survey checks what the surveyor can see, and a drain runs underground.

This post explains what the survey does cover, where the gap sits, and how to fill it. It also shows how the pieces fit together, since a purchase has many steps.

What a RICS home survey covers

A RICS survey is a visual inspection. The surveyor looks at the visible and accessible parts of the building. That means roofs, walls, floors and other parts that anyone can reach.

The more detailed building survey goes further into the structure. Even so, it stays visual, because it does not send a camera through the buried pipes.

The surveyor may lift an inspection chamber lid and note what they see. However, a quick look at a chamber tells you little about the pipe beyond it. That needs a camera.

Where the gap sits

Drains run under gardens, paths and floors, so much of the pipe is out of sight. A cracked section or a slipped joint can sit a few metres from the chamber and show nothing at the surface.

RICS reports may say this in plain terms. They note the limits of the inspection, and they may suggest a specialist drain survey. Read that note closely, because it is your cue to act.

For example, a report might flag a damp patch near a gully. The surveyor can point to the sign, but only a camera can find the cause.

What a camera survey adds

A CCTV drain survey puts a camera inside the pipe. In particular, the operator can push a flexible rod along each accessible run. The camera can record footage, and a WRC-standard report grades each defect.

A report can give you evidence you can use, because it can show where each defect lies and how serious it is. Our guide to MSCC5 grades explains the 1 to 5 scale.

A homebuyer drain survey suits this job, since it is meant for a buyer. It is a CCTV survey of the accessible runs. You can see what such a drain report contains on its service page.

What your solicitor’s search tells you

Your solicitor may order a drainage and water search, known as a CON29DW. It covers public records, such as connection records for the public sewer. The CON29DW site says the Law Society helped develop the search.

That is a records check, not a look at the pipe. In other words, it tells you what the records say, not what the camera sees. Our post on CON29DW versus a CCTV drain survey sets out the difference.

Records can also be absent or incomplete. Therefore, a survey can fill a gap that paperwork leaves.

When a drain survey matters most

Some buyers need a survey more than others. Older homes, shared drains and extensions all raise the odds of a hidden problem. A home with a recent extension may sit over a drain, so ask what the paperwork says.

If you plan to build over a public sewer, you may need a build-over agreement from Thames Water. A survey of your own drains can also help your designer plan around them. Read build-over agreements and CCTV surveys for the details.

Why the gap catches buyers out

The survey report looks thorough, so it feels like the full answer. Yet the drains get one line of text, and that line is easy to skim past. Buyers can miss it.

After exchange, a drain defect may become yours. Because you cannot see it, you cannot price it in. A camera survey can turn an unknown into a number you can discuss.

Where the questions come up

The gap can be the same in any part of the capital. Similarly, the fix can be the same. Buyers looking at drain surveys in Wimbledon face it. So do buyers reading about drain surveys in Richmond.

The same applies for drain surveys in Putney. It also holds for drain surveys in Twickenham.

The survey type does not change with the postcode. Instead, what changes is the age and layout of the home you are buying.

What to do if the survey finds a defect

If the camera finds a defect, do not panic. However, do not ignore it either. Read the grade, read the notes and talk to your solicitor. Not every defect needs a repair, and some only need watching.

Your options usually include asking the seller to repair, asking for a lower price, or walking away, although the right choice depends on the grade. Our guide to what to do after the drain survey walks through each one.

A short checklist for buyers

• Read the RICS note on drains.
• Book a CCTV drain survey before exchange.
• Ask for a report coded to the MSCC5 standard.
• Ask whether shared drains are covered.
• Share the report with your solicitor.

If you tick each one, you will know much more about what lies under the house, since the camera can show what the paperwork cannot.

Ready to check the drains? You can request a free quote today, and we will pass your request on. There is no obligation.