RICS Regulated
CIOB Member
Property OmbudsmanOur Services
RICS-regulated expertise across all aspects of residential property
Home Surveys
RICS-regulated pre-purchase surveys to help you understand the condition of a property before you commit. Available at two levels to suit the property type and your needs.
- Level 2 Home Survey — suitable for conventional properties in reasonable condition
- Level 3 Building Survey — detailed inspection for older, larger, or unusual properties
- Tailored written quote with no obligation
- Carried out by a RICS-regulated surveyor
How It Works
Four simple steps from enquiry to report
Request a quote
Tell us about the property and we’ll send a tailored quote, usually the same working day.
Agree terms and book
Accept our terms of engagement online and choose an inspection date.
Inspection
Every inspection is carried out personally by our RICS-regulated surveyor.
Your report
Delivered within 7 days of the inspection, often sooner, and you’re welcome to call to talk it through.
What Our Clients Say
Genuine reviews from our Google Business Profile
"Cathy was very helpful and gave lots of valuable advice. Excellent Service."
— Sean P.
"Amazing report. Very thorough and precise. Email correspondence also reassuring and friendly"
— Sarah A.
"Great communication and a very thorough easy to understand survey report provided. Would recommend!"
— Sue L.
"Excellent personal service, would definitely recommend"
— Tracy
Other services
Property Defects Investigations
Damp, cracking, subsidence or movement – investigated on site or through an online photo and video consultation.
Find out moreBoundary Assessments
An initial assessment of where a boundary is likely to be, with measured plans – before you build, fence or talk to your neighbour.
Find out morePlan Drawing
Land Registry-compliant title, transfer and lease plans, and plans for planning applications.
Find out moreDrone Surveys
Close-up aerial inspections of chimneys and roofs, plus land surveys and aerial mapping – with your surveyor on site.
Find out moreLocation Report
Flood risk, ground stability, planning and heritage, schools, broadband and local services, compiled from over 27 data sources and reviewed by your surveyor. £45.
Find out moreExtend, Convert or Adapt
Find out what's possible before you buy or build, then get the drawings for planning.
Find out moreSchedules of Condition
A detailed, photographic record of a property's condition at a fixed point in time.
Find out moreWhy Choose Pole Star Property Services Ltd?
Independent, qualified, and focused entirely on your interests
RICS Regulated
Pole Star Property Services Ltd is an RICS-regulated firm. Surveys are carried out by an RICS-regulated surveyor (AssocRICS). Surveyor's RICS membership number: 1261128.
Truly Independent
We work solely for you — not for estate agents, lenders, or developers. Our advice is impartial and focused entirely on protecting your interests.
Local Knowledge
With extensive experience across Yorkshire, Lincolnshire, Nottinghamshire and the East Midlands — we know the local property stock, construction methods, and common issues.
Clear, Plain-English Reports
No jargon. Our reports explain findings in straightforward language so you understand exactly what you are buying and what action, if any, is needed.
Accessible & Responsive
We are easy to reach before, during, and after your survey. We are happy to offer further information and clarification after the survey and report have been completed. Questions are always welcome — we are here to help you make the right decision.
Frequently Asked Questions
Answers to the questions we hear most often
What is the difference between a Level 2 and Level 3 survey?
Home Survey Level 2
Best for: conventional homes in reasonable condition. A clear, concise report covering the condition of the main elements of the property. Includes advice on necessary repairs and ongoing maintenance.
Recommended for:
- Properties built after 1900
- Conventional construction
- Reasonable overall condition
- Buyers who want a balance of detail and cost
The level of survey is not determined by the age of the property alone. A Level 2 survey is suitable for most conventional properties in reasonable condition, regardless of age, provided the construction is traditional and there are no signs of significant alteration or disrepair.
Home Survey Level 3
Best for: older, unusual, or altered properties. The RICS Level 3 survey will provide a thorough description of the condition of each element of the property. It will identify any defects, their apparent causes, the urgency of necessary repairs, and maintenance options, along with an estimate of repair costs. It represents the most comprehensive and detailed evaluation of a property's condition and construction — without providing a market valuation.
Recommended for:
- Older properties (pre-1900)
- Unusual or listed buildings
- Properties that have been significantly altered
- Homes showing signs of disrepair
- Buyers wanting maximum detail
The level of survey is not determined by the age of the property alone. A Level 3 survey can be appropriate for any property that has been adapted, converted, or extended, is of non-traditional construction, or has been badly neglected — regardless of age.
How long does a survey take?
A Level 2 survey typically takes 2–3 hours on site; a Level 3 survey may take 3–5 hours depending on the size and complexity of the property. Reports are usually delivered within seven working days from the date of the site inspection.
Can I attend the survey?
We are happy to discuss our findings verbally over the telephone. We ask that you are not present during the inspection itself, as this allows us to work methodically and without distraction.
What areas do you cover?
We cover Yorkshire, Lincolnshire, Nottinghamshire and the East Midlands. If you are unsure whether your property falls within our area, please get in touch and we will be happy to confirm.
How much does a survey cost?
Fees depend on the type of survey and the specific characteristics of the property. Every quote is tailored based on five key factors:
- Regional factors — including parking restrictions, toll bridge charges, and travel distances.
- Size — the floor area of the property directly affects the time required for a thorough inspection. Larger properties require more time and therefore attract a higher fee.
- Age — older properties typically require more detailed investigation due to historic construction methods, materials, and potential defects.
- General condition — a property in poor condition or with known defects will require more detailed assessment and reporting, which is reflected in the survey fee.
- Property type — detached, semi-detached, terraced, or flat all influence the scope and complexity of the inspection.
Please use the contact form or call us for a tailored quote — we aim to respond the same working day.
What is a Bespoke Defects Inspection?
A Defects Inspection is a focused assessment of a specific concern — such as damp, cracking, subsidence, or structural movement — rather than a full pre-purchase survey. It is useful for existing homeowners, landlords, or buyers who have identified a particular issue they want professionally assessed.
Are you regulated?
Yes. Pole Star Property Services is regulated by RICS (Royal Institution of Chartered Surveyors) and we are a member of CIOB (Chartered Institute of Building). We are also registered with The Property Ombudsman, providing an independent redress scheme.
You can also reach us by email at info@polestarpropertyservices.co.uk