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RICS Latest Update: Why Property Risk Is Being Taken More Seriously in 2026 And What That Means for Buyers in Essex & London

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In early 2026, the Royal Institution of Chartered Surveyors publicly supported proposed reforms to the home-buying and selling process in England and Wales, placing renewed emphasis on early, professional condition reporting and clearer risk identification for buyers.


The message from across the profession is consistent:buyers need better clarity, earlier, and that clarity must come from qualified, independent surveyors, not automated data or late-stage lender checks.


Against that backdrop, many buyers are asking the same question:

If searches or data say a property is “at risk”, what does that actually mean — and how seriously should I take it?


This article explains how current RICS guidance and industry direction apply in practice for residential buyers across Essex and London.



Risk Does Not Mean Defect, But It Does Mean Investigation

A recurring theme in current RICS consumer guidance is that risk indicators are not diagnoses.


Searches may flag:

  • Subsidence or ground movement risk

  • Soil or environmental susceptibility

  • Flood or drainage exposure

These flags are designed to prompt further investigation, not to confirm that a defect exists.


RICS makes clear that surveys exist to assess:

  • The condition of a property

  • The likelihood and significance of risk

  • The practical implications for buyers

You can read the relevant RICS consumer guidance here:



Why Buyers Are Seeing More Risk Flags, Even When Homes Look Fine

In recent years, the data used by solicitors, lenders, and insurers has become increasingly cautious.

As a result, buyers are often told a property is “at risk” even where:

  • No cracking is visible

  • The property appears well maintained

  • There is no known history of movement or claims

This does not necessarily mean properties are failing.It reflects broader risk modelling, often applied without site-specific interpretation.

From a professional surveying perspective, this is where confusion commonly arises.



Why Searches, Valuations and Conveyancers Don’t Resolve Risk

It is important for buyers to understand the different roles involved in a transaction:

  • Search providers identify potential exposure

  • Lender valuations assess mortgage suitability, not condition

  • Conveyancers relay information but do not investigate

None of the above act as an independent technical adviser for the buyer.

Current RICS guidance reinforces that where risk is flagged — particularly for older, altered, or traditionally constructed properties — independent professional advice is essential.


Rellim Surveyors’ Professional Interpretation

At Rellim Surveyors, our role is not to repeat warnings, but to interpret them proportionately and properly.

In practice, this involves:

  • Distinguishing historic, stable movement from active issues

  • Assessing whether a risk is theoretical or observable

  • Explaining implications for insurance, resale, and maintenance

  • Providing clear repair and cost guidance where appropriate

In many cases, our inspections confirm that no ongoing defect is present — but the reassurance, explanation, and documentation remain invaluable for buyers.

Choosing the Right Level of Survey

RICS guidance explains that different properties require different levels of inspection.

In broad terms:

  • A HomeBuyer Survey may be suitable where risks are low but require reassurance

  • A Level 3 Building Survey is often appropriate for older homes, extended properties, or where uncertainty exists

What matters most isn’t the survey label, but the professional judgement and interpetation behind it.

Two surveys with the same name can produce very different results. The real value lies in the surveyor’s experience, interpretation, and ability to explain what actually matters — not just list defects. That’s why choosing the right surveyor is just as important as choosing the right level of survey.


As a RICS-regulated practice, our surveyors are independently listed on the RICS Find a Surveyor register for added reassurance.



Independent Advice, Not Lender-Led Reporting

Rellim Surveyors does not carry out surveys on behalf of mortgage lenders.

We act solely for:

  • Homebuyers

  • Homeowners

  • Developers seeking clear, defensible advice

This independence allows us to:

  • Investigate risk proportionately

  • Explain findings in plain English

  • Advise without lender-driven constraints

Our focus is clarity before commitment, not box-ticking.

Why Acting Early Matters

RICS guidance highlights that unresolved uncertainty can lead to:

  • Delays later in the transaction

  • Insurance complications after completion

  • Reduced negotiating leverage

  • Issues that could have been resolved before exchange

A survey is not about pessimism — it is about certainty and informed decision-making.


Next Steps

If you are buying in Essex or London and have been told a property is “at risk”, but have not been given a clear explanation of what that means in practical terms, an independently interpreted survey can provide reassurance and clarity.

You can obtain a tailored quote instantly based on the property type and location.

HomeBuyer Survey – Essex & London


Further Reading (External)

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