Housing disrepair
Housing disrepair surveys
A housing disrepair survey is an independent inspection of a rented property that documents the defects complained of — damp, mould, leaks, structural issues, heating failures — and produces a report that can be used as evidence in a disrepair claim against the landlord.
Every housing disrepair claim stands or falls on its evidence, and the core of that evidence is the condition survey. A properly scoped report from a qualified surveyor establishes what defects exist, how severe they are, whether the landlord is responsible, and what remedial works are needed — the four pillars of liability and quantum in a disrepair claim.
For firms and departments running disrepair work at volume, surveying is also an operational challenge: hundreds of inspections a month, booked around tenants' lives, delivered to a consistent evidential standard, and defensible if the claim is litigated. This guide explains what a disrepair survey covers, who can carry one out, and what to look for in a surveying provider. SET UP A does not carry out surveys itself — we introduce you to specialist surveying providers and networks.
What is housing disrepair surveys?
- An independent condition report
- The surveyor inspects the property room by room, recording each defect with photographs, measurements and moisture readings where relevant. The output is a written report describing condition, likely cause and required remedial works.
- Evidence for the claim
- The report supports the letter of claim and, if the case proceeds, becomes part of the expert evidence. Under the pre-action protocol for housing conditions claims, early expert evidence is expected — a weak or late survey undermines the whole claim.
- A scoping tool for quantum
- The survey identifies the remedial works and their likely cost, which anchors the special damages claim. It also records the impact on the tenant's use of the property, which informs general damages.
- Usually a single joint expert model
- In lower-value disrepair claims the courts encourage a single joint expert, or at least early exchange of expert evidence. A credible, well-documented survey from the outset often forces early settlement without further expert costs.
How it works in practice
- Instruction and booking
- The firm or claims business instructs the surveyor once the claim is taken on. Volume operations use a panel or managed network that books appointments directly with tenants, handles access issues and re-books failed appointments.
- The inspection itself
- A typical disrepair inspection takes 45–90 minutes. The surveyor records each alleged defect, tests for damp and mould, checks heating and hot water systems, and photographs everything relevant to the schedule of disrepair.
- Report delivery and quality control
- Reports are usually delivered within a few working days. Volume firms should expect a consistent template, CPR Part 35-compliant wording where litigation is contemplated, and a quality-control process that catches thin or ambiguous reports.
- Who pays for it
- The survey fee is a disbursement on the claim — typically covered by disbursement funding and recovered from the defendant on success, or by ATE insurance if the claim fails. It is not a cost the tenant should bear.
Who needs it?
- Law firms running disrepair claims
- No disrepair claim should be run without a proper condition survey. Firms need a reliable panel that can cover their geographic footprint at the volume their caseload demands.
- Housing disrepair departments
- An in-house department needs surveying capacity that scales with intake. A bottleneck at survey stage delays every letter of claim and slows the entire settlement pipeline.
- Claims management companies
- CMCs qualifying leads before referral often commission an initial assessment to validate the claim. Understanding survey standards helps them avoid referring claims that will fail on evidence.
- Landlords and housing associations
- Defendants commission their own surveys to respond to claims. The same standards apply — an independent, well-documented report carries far more weight than an internal repairs log.
What to look for in a provider
SET UP A does not provide these services itself. We introduce you to specialist providers — the points below are what to assess them on.
- Qualified surveyors (RICS, CABE or equivalent) with disrepair experience
- CPR Part 35-compliant reports suitable for litigation
- Geographic coverage matching your caseload footprint
- Consistent report template with photographs and moisture readings
- Realistic turnaround times at your monthly volumes
- Appointment booking and tenant communication handled for you
- Transparent per-survey pricing compatible with disbursement funding
- Quality-control process and willingness to attend court if required
Housing Disrepair Surveys: frequently asked questions
7 questions we are asked most often. Every answer is written to be read directly, without marketing padding.
What does a housing disrepair survey cover?
Every defect the tenant complains of: damp and mould, leaks, structural movement, heating and hot water failures, electrical issues, vermin and ventilation problems. The surveyor records condition, likely cause and the remedial works required.
Who can carry out a disrepair survey?
Typically a chartered surveyor (RICS) or a qualified building surveyor with housing conditions experience. Where litigation is likely, the expert must be able to produce a CPR Part 35-compliant report and understand their duty to the court.
How much does a disrepair survey cost?
Fees vary by region and property size, but a standard condition report is usually a few hundred pounds. It is treated as a disbursement on the claim — funded, and recovered from the defendant if the claim succeeds.
How quickly can a survey be arranged?
A good panel or network books within days and delivers the report within a few working days of inspection. At volume, turnaround depends on geographic coverage and how well failed appointments are managed.
Is the tenant's own evidence enough without a survey?
Photos and videos help at triage, but a claim pursued without independent expert evidence is weak. Defendants routinely challenge unverified allegations, and the pre-action protocol expects expert evidence early.
What happens if the landlord's survey disagrees?
Conflicting reports are common. Courts encourage a single joint expert in lower-value claims, and a well-documented initial survey puts the claimant in a strong position in any joint expert process.
Does SET UP A carry out disrepair surveys?
No. SET UP A publishes guidance and introduces you to specialist surveying providers and networks. We do not carry out inspections or produce reports ourselves.
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