Post-Purchase Roadmap: Turning a RICS Survey into a Practical Maintenance Plan for the First Five Years
- Rectory Surveyors
- Sep 28
- 5 min read
Post-Purchase Roadmap: Turning a RICS Survey into a Practical Maintenance Plan for the First Five Years
Buying a home is the start of a long stewardship. A RICS homebuyer survey gives you a snapshot of condition and risk at exchange, but its value multiplies when you translate the findings into a clear, staged maintenance plan.
This roadmap turns commentary and recommendations in your RICS report into a practical five-year programme that protects your investment, keeps running costs sensible, and reduces the chance of unexpected, costly repairs.
Step 1 - Read the Report with Intention
Treat the RICS survey as a prioritized checklist, not just a document to file. Focus on three categories:
Urgent or high risk: items that pose safety, legal or weather-related failure risks (for example, major roof defects, structural movement, unsafe electrics, severe damp). These need immediate attention.
Short term repairs (0 to 24 months): defects that will get worse or compromise performance, such as leaking gutters, cracked render or failing seals.
Medium term works (2 to 5 years) and improvements: planned upgrades, maintenance that prolongs component life, or value adding works, for example boiler replacement in year four or repainting timberwork.
Step 2 - Convert Findings into Actions and Timescales
For each RICS recommendation, note:
what the defect is and where it is;
the recommended action (inspect, repair, replace);
priority level and target month or year;
estimated cost range (low, medium, high).
Use the surveyor’s notes, any attached photos and your own inspection to create a simple spreadsheet. Break tasks into immediate (0 to 3 months), short (3 to 24 months) and medium (2 to 5 years). Where the survey flags “further investigation required,” book those specialist inspections, for example a structural engineer, damp specialist or electrician, early, because delaying can increase costs.
Step 3 - Budgeting and Contingency
Translate your itemised list into a staged budget. For the first year, allocate funds to urgent items and those that protect against rapid deterioration such as roof, drainage and heating safety. For years two to five, plan known replacements and a rolling maintenance fund for unexpected issues.
A practical rule is to set aside an annual maintenance reserve equivalent to 1 to 2 percent of the property value for conventional homes, and more for older or listed buildings. For older stock with historic fabric increase contingency, because repairs can involve specialist trades and longer lead times.
Step 4 - Immediate Safety and Weatherproofing
Prioritise works that prevent damage or mitigate risk:
fix leaks, defective gutters and downpipes, and poor roof coverings before winter;
resolve any electrical safety issues quickly and arrange an EICR if the report raises concerns;
make safe or temporarily secure unstable elements such as loose masonry or dangerous glazing.
Addressing these early reduces insurance and deterioration risks.
Step 5 - Planned Maintenance: A Year-by-Year Breakdown
Year 1 — Stabilise and Secure
Complete all urgent and high risk works from the survey.
Commission specialist investigations noted in the report.
Service the boiler and heating and check the hot water cylinder and controls.
Clear gutters, assess drainage fall, and repair paving and trip hazards.
Establish contact details for trusted tradespeople.
Year 2 - Fix and Protect
Undertake short term repairs identified in the survey such as repointing, replacing roof slates and repairing window seals.
Treat or monitor any active damp issues following specialist advice.
Repaint exposed timberwork and refinish external joinery where necessary to prevent decay.
Improve insulation in the loft or roof where safe to do so, while balancing ventilation needs.
Year 3 - Review and Improve
Review the condition of earlier repairs and carry out any deferred work.
Consider energy efficiency measures informed by the survey, for example secondary glazing, draught proofing and improved controls.
Inspect chimneys and flues and sweep and test if they are in use.
Reassess drainage and boundary conditions after wet seasons.
Year 4 - Replace and Renew
Plan for medium term replacements such as the boiler, hot water cylinder and kitchen appliances before they fail.
Reevaluate roofing and external finishes and replace worn sections proactively.
Undertake any garden or external works affecting building performance, for example tree management near foundations.
Year 5 - Consolidate and Replan
Conduct a full condition walkaround and compare to the original RICS survey findings.
Update your five-year plan based on what was completed and any new issues.
Renew any service contracts, warranties and safety certificates such as EICR and gas safety.
Reforecast your maintenance reserve for the next five years.
Step 6 - Choosing Contractors and Managing Works
Use contractors with relevant experience. For period or listed properties choose firms used to working with traditional materials. Obtain at least three written quotes for significant works and check references. Where the RICS report recommends specialists, commission them early to avoid diagnostic delay. Agree clear scopes, a programme and payment milestones, and ensure your contractor has appropriate insurance and workmanship procedures.
Step 7 - Use the Survey to Negotiate and Prioritise
If you are in the pre or immediate post purchase phase, use the survey to negotiate remedial work or price adjustments. If the seller cannot or will not complete repairs, include urgent items in your Year 1 budget and consider holding back a retention or requesting an escrow arrangement until key works are completed.
Step 8 - Record Keeping and Service History
Keep a single folder, paper or digital, with the RICS report, quotes, warranties, certificates and photographs of before and after works. Document service records for the boiler, heating system, EPCRs, and any specialist inspections. This history will help with future maintenance, compliance and, when you come to sell, will give buyers confidence.
Step 9 - Ongoing Monitoring and Simple Tasks You Can Do
Regular visual checks are effective and low cost. Walk around after heavy rain to spot leaks, check the loft for condensation or water ingress, and look for signs of movement around masonry. Keep gutters clear, test smoke and carbon monoxide alarms monthly, and make small repairs to pointing or sealants before they escalate. These simple tasks extend component life and reduce repair bills.
Step 10 - When to Revisit Professional Advice
If the building shows new or accelerating defects, or if you plan significant alterations that affect structure or historic fabric, get professional advice early. For listed buildings or properties in conservation areas, consult the local planning and conservation officers before committing to works that might need consent.
Overview
A RICS homebuyer survey is more than a one-off inspection. It is the starting point for an informed, staged approach to maintaining and protecting your property. By converting the report into a five-year action plan you can manage risk, control costs and safeguard the fabric and value of the building. With sensible budgeting, timely specialist input and good record keeping, you turn a snapshot into long term stewardship and protect both the home and your peace of mind.
How Rectory Surveyors Can Help
I can turn your RICS survey into a clear, staged five‑year maintenance plan tailored to your property and budget: I’ll review the report with you, prioritise defects, produce a timed action list with cost ranges, commission or recommend specialist investigations, and provide detailed specifications and trusted contractor contacts. I’ll manage consents and Building Control liaison where needed, oversee works to quality and programme, set up simple maintenance schedules and record-keeping, and offer periodic condition check‑ins to keep the plan on track, giving you confidence that risks are managed, costs are controlled and your home is cared for.
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