Independent Property Surveyors
RICS-regulated surveys and inspections across Yorkshire, Derbyshire, Nottinghamshire, Lincolnshire and the East Midlands
07551 050402
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
Property Defects Investigations
Focused investigation of specific defects — damp, cracking, subsidence, or structural movement. Available on-site or remotely through our dedicated online portal.
On-site
Bespoke Defects Inspection
- Physical on-site inspection of the defect
- Covers damp, cracking, subsidence and structural movement
- Clear written report with findings and recommendations
- Tailored quote provided on enquiry
Online service
Surveyor Consultation — Online
- Upload photographs via our dedicated online portal
- RICS-regulated surveyor reviews your images manually
- Video walk-around of the site so we can gather further information
- 30-minute phone consultation to discuss findings
- Professional expert advice from wherever you are
Boundary Assessments
Professional boundary determination and demarcation — available as an on-site assessment or remotely through our dedicated online portal.
- Boundary disputes and neighbour disagreements
- Determination of legal boundaries
- Encroachment onto neighbouring land
- Trespass matters
- Advice prior to constructing extensions
- Advice prior to erecting new boundary walls or fencing
- Boundary dispute and demarcation plans
Free RICS Helpline — as a RICS-registered firm we can provide a free general overview of the boundary assessment process, what it involves, and what to expect at each stage. View our RICS helpline listing
Plan Drawing
Accurate, professionally drawn plans for a wide range of property and legal purposes — produced to the standard required by solicitors, Land Registry, and planning authorities.
- Boundary dispute and demarcation plans
- Land Registry-compliant title plans
- Planning application and lease plans
- General property layout and documentation plans
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, Derbyshire, Nottinghamshire, Lincolnshire 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, flat, or non-standard construction 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.
What Our Clients Say
Rated 5 stars on Google
"Excellent service from start to finish. The survey report was thorough, clearly written and delivered promptly. Would highly recommend."
Sarah M.
"Very professional and knowledgeable. The boundary assessment gave us exactly the clarity we needed. Great communication throughout."
James T.
"Fantastic experience. The defects inspection report was detailed and easy to understand. Gave us real peace of mind before proceeding with the purchase."
Helen R.
Why Choose Pole Star Property Services Ltd?
Independent, qualified, and focused entirely on your interests
RICS Regulated
All surveys are carried out by a RICS regulated surveyor, giving you the assurance of a professional standard and a clear complaints process if needed. RICS 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
Based in Yorkshire with extensive experience across Yorkshire, Derbyshire, Nottinghamshire, Lincolnshire 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.
Contact Us
Get in touch to discuss your requirements or request a quote.