Draft complaint letter to RICS template

We get complaints almost daily from people who have had awful Level 3 RICS surveys, most of which don't have a clue about damp and timber problems, or dampness and mould issues. So we've put together a template letter that you can fill in - this is aimed at shortcomings in dampness issues.

Note:

Before sending a formal report to RICS Regulation, you must first exhaust the surveyor firm's internal Complaints Handling Procedure (CHP). If the internal process fails to resolve the matter within eight weeks, you can escalate the complaint to an independent Alternative Dispute Resolution (ADR) provider, which still appears to be CEDR despite their chronically bad reviews and perfomance.

We prefer to give the surveyor 7 days, which is ample time - after which you will instigate proceedings.

To report a professional breach directly to RICS, use their online Reporting Concerns form or email complaints@rics.org.

Draft Complaint Letter Template:

Subject: Formal Complaint – Breach of Professional Standards (RICS Level 3 Survey) – [Property Address]

To the Complaints Manager,

I am writing to formally complain about the RICS Level 3 Home Survey conducted on [Date] by [Surveyor Name] from [Firm Name]. I believe the surveyor failed to meet the mandatory requirements of the RICS Home Survey Standard and the Joint Position Statement (JPS 2022): Investigation of moisture and its effects on traditional buildings.

1. Improper Use of Moisture Meter
The report identifies "rising damp" based solely on high readings from a moisture meter. Under the JPS 2022, surveyors must not rely on potentially misleading data from moisture meters alone, particularly on masonry where they often produce "false positives" due to salts or surface condensation. The surveyor failed to follow the "trail of evidence" to identify the actual root cause, such as high ground levels or defective rainwater goods. JPS 2022 also refers to BS: 6576 and BS: 7913 which both agree that the only reliable and legal method for measuring moisture in building materials is the use of the carbide, or gravimetric method.

2. Failure to Meet Level 3 Standards

A Level 3 Survey requires a "whole building" holistic approach. The surveyor's recommendation to "consult a specialist damp-proofing contractor" contradicts RICS guidance, which states that at Level 3, the surveyor should provide an impartial diagnosis and not simply defer to a contractor with a potential conflict of interest.

3. Desired Resolution
As the surveyor failed to provide the "highest impartial and unbiased professional service" expected, I am requesting:

·        A full refund of the survey fee of [Amount].

·        A re-inspection by a surveyor competent in building pathology and the JPS 2022 standards at your expense.

I look forward to receiving your response within the timescales set out in your firm's CHP, and no later than 7 days.

Yours sincerely,

[Your Name]