Private landlord disrepair: why it’s hard to find a surveyor

Feb 13, 2026

Housing disrepair paperwork with photos of damp and leaks, notes, keys and a magnifying glass on a wooden floor.

Private landlord disrepair: why it can be hard to find a surveyor (and how to make it straightforward)

If you rent from a private landlord and the property has disrepair issues (damp, leaks, defective heating, unsafe electrics, etc.),
you may be surprised at how hard it can be to find a surveyor who will take it on quickly.

This article explains why that happens and gives you two practical checklists:
(1) what to prepare before contacting a surveyor, and (2) what to do before the inspection to avoid delays.

If you need a Part 35 compliant Housing Disrepair Report (photographs and Scott Schedule included as standard) see:
Housing Disrepair Reports.
For expert evidence more broadly, see:
Expert Witness Reports.
To speak to us (Altrincham or Liverpool), use:
Contact.

Note: This blog is general information only. It is not legal advice. A survey inspection is visual and non-intrusive and does not include specialist testing unless separately instructed.

Why it’s often difficult to find a surveyor for private landlord disrepair

1) Evidence standards are higher than people expect

Disrepair work isn’t just “spot the damp”. A proper report often needs to document the defects clearly, consider likely causes, explain likely remedial works,
and present it in a format that can stand up to scrutiny (especially where a claim is being pursued).

2) Independence is essential

A surveyor must remain independent and objective. Some enquiries start with “I need you to say X” (e.g., “the landlord is 100% at fault” or “the property is uninhabitable”).
That’s a red flag. A competent surveyor will only state what the evidence supports, with limitations explained.

3) Access, cooperation, and logistics are frequently messy

Private landlord cases commonly involve:

  • unreliable access arrangements (agent/landlord/tenant availability)
  • repairs happening last-minute (changing what can be observed)
  • restricted areas (locked rooms, blocked loft hatch, full cellars)
  • uncertainty over who will allow entry and when

If the surveyor can’t inspect properly, the report may be limited or delayed.

4) “Scope creep” is common

A disrepair instruction can quickly expand from “please inspect damp” into “assess everything, estimate costs, confirm legal liability, and write letters”.
Many surveyors avoid this work because the scope is often unclear at the point of enquiry.

5) Timing and urgency can be unrealistic

Tenants are often (understandably) frustrated and want immediate action. Surveyors have to balance urgency with safe access, adequate inspection time, and correct reporting standards.
The faster you can provide clear information up front, the faster the job can usually be booked and completed.

Checklist 1: What to prepare before contacting a surveyor

This is the fastest way to get a meaningful response (and avoid multiple back-and-forth emails).
Have this ready before you call or submit an enquiry.

  • Who you are: tenant / landlord / solicitor / representative (and the best contact details).
  • Property basics: full address + property type (flat/house), approximate age (if known), and whether it’s leasehold (if known).
  • Access facts: who controls access, who can be present, any restrictions (pets, keys, entry codes, vulnerable occupants).
  • Defect summary (short and factual): list the main issues by room (e.g., “bedroom 2 ceiling staining”, “kitchen mould to external wall”, “boiler not heating”).
  • Timeline: roughly when each issue started and whether it is constant or intermittent (e.g., “worse after heavy rain”).
  • What has already happened: any repairs attempted, contractors attended, leaks “fixed” then returned, or recurring problems.
  • Communication log: dates you notified the landlord/agent and any responses (screenshots/letters helpful).
  • Photos/videos: clear images with dates where possible (wide shot + close-up; include any staining/peeling/mould patterns).
  • What you need the report for: early viability view / pre-action steps / Part 35 compliant report / joint inspection, etc.
  • Any immediate hazards: active leaks near electrics, suspected structural instability, obvious unsafe wiring. (If there is immediate danger, contact the relevant emergency services/utility provider first.)

If you want a Part 35 compliant report and Scott Schedule/photographs included, start here:
Housing Disrepair Reports.

Checklist 2: What to do before the inspection (to avoid “NI” areas and delays)

Disrepair inspections are still visual and non-intrusive. The surveyor needs safe, reasonable access to observe defects and likely causes.
Do these steps 24–48 hours before the appointment where possible:

  • Clear access to walls/skirtings: move furniture away from affected areas (especially external walls with damp/mould).
  • Make the loft hatch accessible: clear the area below it and ensure it can be opened safely (if there is a hatch).
  • Unlock all relevant areas: bedrooms, storage rooms, garages/outbuildings, boiler cupboards, meter cupboards.
  • Ensure utilities are on (if safe): electricity/gas/water available so systems can be visually checked where appropriate.
  • Gather paperwork in one place: any repair invoices, landlord/agent correspondence, previous reports, guarantees, servicing records (if you have them).
  • Don’t “tidy away” the evidence: you can clean for hygiene, but avoid redecorating/painting over defects right before inspection if the aim is to document current condition.
  • Note where/when it happens: if staining worsens after rain, note dates and weather events; if mould worsens after cooking/showering, note ventilation use.
  • List key questions you want answered: (a) what is the likely cause, (b) what remedial works are likely, (c) what should be prioritised, (d) what further investigation is justified.
  • Make attendance clear: confirm who will be present and provide a phone number for access on the day.

What a surveyor can typically provide (and what they can’t)

  • Can: identify visible defects, comment on likely causes, explain risks and priorities, recommend proportionate next steps, and set out remedial works at an appropriate level for the instruction.
  • Can’t: give legal advice, guarantee hidden areas, or replace specialist testing where that is required (e.g., electrics/gas testing, invasive moisture investigation) unless separately instructed.

Want to proceed?

If you need a Part 35 compliant Housing Disrepair Report (including Scott Schedule and photographs), you can request a quote here:
Housing Disrepair Reports.
If your matter requires expert evidence in wider proceedings, see:
Expert Witness Reports.

To speak to us (Altrincham or Liverpool):
Contact Torus Surveyors.

Note: This blog is for general information only and is not legal advice. Survey inspections are visual and non-intrusive and do not include specialist testing unless separately instructed.