A property inspection records observations about agreed areas or systems. A condition survey develops those findings into an assessment of defects, repair priorities and further investigation needs.
A routine walk-round, maintenance condition survey and acquisition investigation answer different questions. We establish the purpose before agreeing access, coverage and reporting detail.
Clear inspection boundaries make the report useful. Accessible surfaces, concealed construction, roof access and operational plant all require different methods. We record what was inspected and where restrictions leave an unanswered question.
For property owners, occupiers, managing agents and estate teams investigating deterioration, preparing maintenance budgets, taking on premises or checking buildings after a change in use.
One-off surveys establish condition for a specific decision. Periodic inspections track known defects and changes. Remote document review supports site work but cannot establish the physical condition of areas that have not been inspected.
We organise the agreed inspection and explain the findings. The client provides known hazards, access permissions and relevant records. Specialist surveys, opening-up and testing are identified explicitly where the initial inspection cannot answer the question.
Photographs and observations use consistent site and element references. We agree the report and action-register format so defects can transfer into maintenance or project systems without losing their original evidence.
A general visual survey does not replace specialist statutory inspection or testing. RICS guidance highlights the importance of an agreed investigation scope: technical due diligence of commercial property .
We agree immediate notification arrangements for significant concerns, report deadlines and the contact responsible for action. A report issue date is separate from the timescale for completing recommended repairs.
Track agreed areas inspected, inaccessible areas, high-priority findings assigned and recommendations closed with evidence. Closing a record requires the relevant repair or investigation outcome, rather than a note that a contractor attended.
Reports identify the defect, location, observed effect and next action. They distinguish confirmed observations from possible causes, and include access limitations, photographs and any further investigation needed before specifying repairs.
Provide plans, earlier surveys, leak or failure histories, known hazardous materials information and access restrictions. Occupant reports help target the inspection; they are recorded separately from findings directly observed on site.
Agree the brief; prepare access and records; inspect; review findings; issue the report; and hand over actions to the responsible team. Reinspection can verify change or follow up repairs against the original finding.
Prioritise repairs, prepare a clearer works brief and avoid treating unexplained symptoms as a complete diagnosis. The report makes both known defects and uninspected areas visible to those deciding the next step.
We write findings so they can become instructions. Each recommendation explains what needs attention, why it matters and whether the next step is a repair, monitoring or a more detailed investigation.
Find the next step through lifecycle planning , building fabric services , condition-based maintenance and surveys and feasibility .
Explore all facilities management disciplines , all services , maintenance and all projects to connect the management requirement with practical delivery.
For residential block management , inspections can focus on agreed common areas and shared elements. In warehousing and logistics , access and observations must account for vehicle movements and high-level structures.
Our sectors directory gives access to the full range, including FM companies, managing agents, hospitality, offices, healthcare, veterinary premises, education, industry, logistics, residential blocks, leisure, construction, public and community premises, critical environments, transport, energy, social housing, laboratories and secure estates. The full service and project offering is available across these sectors, with scope and access planned around each site's function.
Our North East coverage includes Northumberland, Tyne and Wear, County Durham and the Tees Valley: from Berwick-upon-Tweed, Alnwick, Morpeth and Hexham to Newcastle, Gateshead, Sunderland, Durham, Darlington, Hartlepool, Stockton-on-Tees and Middlesbrough. See the full locations directory for the recorded areas and towns.
We plan visits and portfolio work around site addresses, access and the required service. Wider specialist and multi-site requirements can be discussed alongside the North East estate.
Read what a building condition survey covers and the property condition survey checklist .
No. Findings depend on the agreed method and access. Concealed areas or untested systems are identified, with further investigation recommended where needed.
Yes. We plan access around occupancy, escorts and sensitive activities. Restricted rooms or equipment are recorded if they cannot be inspected.
No. Electrical inspection and testing is a separate defined activity with its own competent assessment and records. Relevant existing reports can inform the condition survey.
Yes, budget advice can form part of the brief. The report states its pricing basis and identifies work that needs further investigation before a reliable allowance can be made.
Contact Black & White Facilities with the site or portfolio addresses, the decision or problem you need to resolve, available records and your target date. Include the person who can arrange access and approve the scope. We will use that information to define the work, outputs and next steps.
Discuss your requirements