Selling Property - Tips & Tactics when Moving Home

Fail to plan, plan to fail.  This old saying is never more true than when used in respect of a sale of property.  Planning should start before the property is put on the market and in this section students will learn about how to research the best way to sell their property, a section that is also useful for new Estate Agents as only by knowing how people find you when they start looking, can you be ready to receive them when they find you.

Students will be provided with tips, tricks and guidance on how to prepare their property (their client's property) for sale and what a future surveyor may be looking for when they eventually undertake an inspection of the property and how to prepare areas, such as those which may look worse than others, for the arrival of their buyers and surveyors.

In this lecture we'll consider how a Vendor can be prepared for the survey inspection, we'll learn about what a surveyor may be affected by during their inspection and how a Vendor can be prepared to ensure the inspection goes to plan.  Being prepared can also increase the chances of a successful sale and potentially reduce the risk of significant delay.

We'll learn about the following:

• Appointments and how these may be arranged
  

• Health & Safety to ensure the surveyor is able to complete as full an inspection as possible
  

• Access arrangements and ensuring that the property can be fully inspected during the initial visit
  

• Extent of the inspection
  

• On site and pre-inspection discussions, what can and/or should a Surveyor discuss with Vendors & Agents
  

• Animals, we'll look at how to deal with animals present to keep the Surveyor safe and ensure inspection can proceed

In this lecture we'll learn about how an Estate Agent can better understand the Surveyor's role and how they can help smooth the sale process.

We'll learn about:

• Vendor preparation - Things to consider in advance of the inspection to ensure the Vendor is adequately informed
  

• Sales particulars - Information to include to help a Surveyor and reduce questions
  

• Valuations - Things a Surveyor (Valuer) is considering and how an Estate Agent can help the Surveyor
  

• Alarms & Keys - How to help a Vendor understand options avaible to provide access for the Surveyor
  

• History & Information - How an Estate Agent can help inform the parties including the Surveyor

A Surveyor will be considering their client (buyer) requirements and whether they are qualified, experienced and have time to fullfil those, right from the first conversation with them.  This is an opportunity for the Surveyor to ensure they gather sufficient information to provide their client with the information they need, based upon the type of instructions, to be fully informed.

In this lecture we'll consider the following:

• Guidance - What are the rules and regulations that need to be followed in respect of buyers?
  

• Types of Survey Report
  

• Extra services and how a Surveyor can assist
  

• Terms & Conditions of engagement, i.e. the contractual relationship between surveyor and their client
  

• Timing, when to instruct the Surveyor and how timing can impact the process

LEARNING OBJECTIVE

To understand a Surveyors' perspective and how they may advice/consider their client requirements.  Students should also better understand how they can help by ensuring the Vendor and Buyer are informed of what is likely to happen.

In this section we'll consider the main types of report in use as an RICS Surveyor, i.e. using the RICS Homebuyer Suite of reports which it's fair to say is an industry standard adopted by the majority of surveyors in the UK I'd anticipate.

You'll learn about the different types of reports and how a Surveyor may advise their client, use such reports and how informign a Vendor of the different types available can help them be more informed as to what a Surveyor may inspect whilst at their property.

We'll learn about:

• Mortgage Valuations - These are not a survey
  

• RICS Level 1 Condition Reports
  

• RICS Level 2 Homebuyer (survey and valuation) Reports
  

• RICS Level 2 Homebuyer Survey Reports
  

• RICS Level 3 Building Survey Reports
  

• Other types of report

LEARNING OBJECTIVE

To better understand the different report types available and how a Vendor can be better informed so as to facilitate as full an inspection as possible.

In this section I've provided students with some relevent information as appropriate, review the attached documentation (if any) and download that which you may wish to review/use later.

As an update, in January 2025, I have included a short video in this section to help users understand the benefits of utilising artificial intelligence in property decisions. You should always note, however, that artificial intelligence systems can be inaccurate and should always obtain professional advice before making a decision.

In this section of the course students will learn more about the property inspection itself and how Surveyors may approach this part of the survey and sale process.

Students will gain an insight into the following:

• Modus Operandi - How a Surveyor may approach their job
  

• Health and Safety - How a Surveyor factors such into their duties

In this lecture students will learn about how Surveyors may plan their inspection, undertake the inspection and generally carryout their duties to their client, including a discussion about RICS and other requirements.

Students will learn about:

• Before the inspection - The survey begins before the Surveyor leaves their office
  

• Prior to arriving at the property - The Surveyor is already considering their report and factors before they arrive
  

• During the inspection - What a Vendor can expect during the inspection
  

• At the end of the inspection - What a Surveyor can say, should do, once the inspection is completed

LEARNING OBJECTIVE

Students should have a better  understanding of how a Surveyor may approach their work and how Vendors and Estate Agents can help them to do so and as such facilitate the sale.

Health and Safety of both the Surveyor and those they may come into contact during their inspection is discussed in this lecture.  We'll consider how a Surveyor may assess the risk to themselves, the property and others, along with how a Vendor can help minimise these risks and as such help facilitate their sale.

We'll look at:

• Surveying Safely - The RICS requirements and how a Surveyor assesses their safety, how a Vendor can help
  

• Animals - How to deal with dangerous or other animals during a survey
  

• Building - Some common defects that could cause injury
  

• Grounds - What could affect safety within the grounds

LEARNING OBJECTIVE

Students should be better able to understand legal requirements and how a Vendor/Estate Agent can help reduce the risk to a Surveyor and as such potentially prevent delay to the sale or claims

In this section students will learn more about defect reporting in RICS reports and how a Surveyor may choose the appropriate condition rating to apply to a particular defect or item.

Clients often think that limitations are simply a Surveyor's way to 'cover themselves' to stop a claim.  This is not the case and in this lesson we'll consider why limitations are included in a report and how a Surveyor decides whether or not to include a particuarl item. 

We'll consider ways for a Vendor/Estate Agent to help the Surveyor reduce the amount of limitations they report and how this can help reduce sales falling through, delays and potentially additional costs to the buyer.

We'll consider the following:

• Effecting of limitation reporting
  

• How to reduce limitations in a Survey report
  

• Further investigations
  

• Health & Safety

LEARNING OBJECTIVE

Students should understand the implications of limitations in a report, how to reduce the instances of such and why a Surveyor may feel it necessary to include these.

RICS reports are designed to be easy for a client to read and understand, being broken down into sections and with each section having its own main condition rating.   This can help buyers quickly identify areas of concern and not the Surveyor's recommendations and/or findings. 

In this section students will learn more about condition rating 3 and why a Surveyor may choose to specify this in their report.   Topics covered include:

• Definition - What is the RICS definition
  

• Defects - Examples of what are common condition rating 3 defects
  

• Further Investigations - A condition rating 3 may mean that further investigations are required
  

• Health & Safety - If a Surveyor has a concern about health and safety matters, this may apply

LEARNING OBJECTIVE

Student should better understand why this rating may be used and some common defects reported

A condition rating 2 defect is one which requires repair/replacement works, but is not necessarily urgent.  In this section we'll consider this rating and when a Surveyor may deem its use to be appropriate.

We'll consider:

• Definition - When is this rating applicable
  

• Example Defects - Some example defects

LEARNING OBJECTIVE

Students should understand this definition and when a Surveyor may deem it to be appropriate, being better able to understand its use and be empowered to discuss this with a Vendor

A condition rating 1 in a survey report is often interpreted as there are no defects, this is not necessarily correct as the definition may include defects that are not serious however this does depend on the level of survey being carried out.

In this lecture students will gain an insight into this condition rating and better understand when a Surveyor may choose to use this rating and the implications of doing so.

In this lection we'll consider:

• Definition
  

• Reporting

LEARNING OBJECTIVE

Students should understand this definition and when a Surveyor may deem it to be appropriate, being better able to understand its use and be empowered to discuss this with a Vendor

There is likely to be parts of a property that were unable to be inspected, it's inevitable and more so if the Vendor is in occupation. 

In this lecture we'll consider this condition rating, when a Surveyor may decide to apply it and the implications of doing so.

We'll consider:

• Definition
  

• Reporting

LEARNING OBJECTIVE

Students should understand this definition and when a Surveyor may deem it to be appropriate, being better able to understand its use and be empowered to discuss this with a Vendor

Inspection of services and utilities is a complex matter, with involvement of specialist contractors often being required, but not always.

In this lecture students will learn what a Surveyor considers in respect of this section of their report and how they may choose to report to their client the findings.

We'll consider:

• Electricals
  

• Gas/Oil Installation
  

• Water
  

• Heating
  

• Hot Water
  

• Drains

LEARNING OBJECTIVE

Students should have a better understanding of part of the survey process and what a surveyor is considering, how they report defects and/or concerns in respect of these matters.

The inspection of grounds and boundaries forms part of an RICS Survey and in this section students will learn more about what a Surveyor considers during such inspections and how a Vendor/Estate Agent can facilitate the sale by having these ready for inspection.

We'll consider:

• Plants - including consideration of their potential impact upon a property
  

• Outbuildings
  

• Swimming pools and leisure facilities
  

• Animals
  

• Water courses
  

• Boundaries

LEARNING OBJECTIVE

To better understand the thought process of a Surveyor when inspecting these parts of a property to help Vendors prepare for such an inspection.

A survey begins before a Surveyor leaves their office as they will be considering the location from past experience and will also have knowledge of local factors which may need reporting to their client, for instance mining, flooding, etc....

In this section students will gain a better understanding of how a surveyor considers and reports factors affecting the location of a property and how a Vendor/Estate Agent can help facilitate a sale.

Topics discussed include:

• Environmental - Mining, flooding, etc
  

• Disturbance factors - Non residential users, animals, etc.
  

• Roads and Parking
  

• Facilities and Schools
  

• Neighbours

LEARNING OBJECTIVE

Students should have a better understanding of this element of a survey report and how a Surveyor considers reporting of such factors.

In this section students are provided with some useful information including sample RICS reports to consider and to view the format of such reports.  Point to note, the general format of RICS changes over time, as such the attached reports may be amended since, however they provide a good idea of the general layout and format, if you suspect these are not current, then discuss this with the Surveyor undertaking the inspection to get a current updated version.

In this section of the course we'll consider post survey actions and factors that could arise following the survey.  This is an important part of the survey and indeed the sale process and dealing with this aspect of the property sale can make or break a purchase.

In this section we'll look at factors a Surveyor may raise including:

• Further reports - These may be in relation to dampness, structural movement, wall ties, services, etc..
  

• Valuations - Post survey valuation challenges often arise, we'll consider these in this section
  

• Clients - A Surveyor's job does not end with their survey, they are available to discuss reports with their client
  

• Confidentiality - How does modern confidentiality rules affect how a Surveyor reports and discussions

The Surveyor may, for various reasons as mentioned in this course, feel it necessary to recommend that their client obtains further reports to ensure they are fully informed in advance of their purchase/before legal committment occurs.

In this section we'll look at this aspect of the survey process and how a Surveyor may consider further reports, along with how an Estate Agent can advise their Vendor to deal with these. 

We'll consider:

• Dampness
  

• Structural Movement
  

• Gas
  

• Electricity
  

• Drainage
  

• Other

LEARNING OBJECTIVE

Students should have a better understanding of this part of the process and how a Vendor can help smooth the process when such reports are recommended.

A Surveyor, if they are qualified as a Valuer also, may be asked by their client to provide a valuation of the property.  This can often generate post survey/valuation questions from buyers, Vendors, Estate Agents, etc....

In this section of the course we'll consider this aspect and look at how a client, or others, may deal with questions and how the Surveyor is able/may choose to respond.

We'll consider:

• Estate Agent Input
  

• Vendor Input
  

• Clients
  

• Others

LEARNING OBJECTIVE

Students should have a better understanding of the post survey/valuation process and how a Surveyor may choose/can respond to further enquiries

Clients may have various questions that they wish to discuss with their Surveyor post inspection, in general Surveyors will be happy to discuss the survey and its findings with their client.

However there are some limitations around how and what a Surveyor may discuss, both with their client and others.  In this section we'll consider this aspect, including:

• Terms and Conditions of engagement
  

• Post Survey discussion topics
  

• Valuations
  

• Further reports and Investigations

LEARNING OBJECTIVE

To better understand the type of discussions that may arise and how a Surveyor may choose/be required to deal with these.

The valuation, if requested by a client, is often the most contentious part of the survey.  This is in part because those involved with inevitably have their own opinion and thoughts on the subject, including Vendors and Estate Agents.

There's often confusion between the Estate Agent's opinion (which is a Market Appraisal and not formal valuation) and the Valuer's opinion which is carried out within specific criteria using specified approach and/or market conventions.

In this section we'll look in more detail about the valuation aspects of a Surveyor's work, including:

• Introduction
  

• Evidence
  

• Disputes
  

• Insurance Valuation

As an update, in January 2025, I have included a short video in this section to help users understand the benefits of utilising artificial intelligence in property decisions. You should always note, however, that artificial intelligence systems can be inaccurate and should always obtain professional advice before making a decision.

LEARNING OBJECTIVE

To gain a better understanding and appreciation of a valuers role, opinion and the valuation process.

In this final section of the course we'll close things off by looking at some factors to consider as part of the process, including as shown below:

• Report & Data Management
  

• Relationships & Communication
  

• Yielding Clients

LEARNING OBJECTIVE

Students should have a better understanding of these aspects of the sale process and be able to recognise opportunities to generate additional income for themselves, potentially reduce moving stress for their clients and possibly also reduce sale delays and/or fall through rates.