Plumbing & Heating Homebuyer’s Report
Buying a home in Cambridge? A Gas Safe engineer inspects the boiler, heating, hot water and plumbing, then sends you a clear, rated report with recommended works and rough costs, so you can budget or negotiate before you exchange.
Why you need it
Your RICS survey only scratches the surface of the plumbing and heating.
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A survey is a quick look
A RICS Level 2 survey only takes a brief visual look at visible pipes and radiators.
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Nobody tests the gas or boiler
It doesn’t test the gas, the boiler or the hot water system. We do.
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Done by heating engineers
Carried out by a working heating and plumbing company, not a general surveyor.
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Costed, rated findings
Every item rated, an overall score out of 10, photos of problems and recommended works with cost bands.
Especially worth it for older homes, homes with an old boiler or hot water cylinder, or where your survey flagged plumbing or heating.
What we check
Three areas, plus a photo of the front of the property for the record.
1. Boiler and heating
The heart of the system
- Boiler make, model, type, fuel, estimated age and service history
- Boiler operation
- Gas tightness test (or the reason it couldn’t be done, such as gas off)
- Combustion analysis (CO/CO₂ ratio) and gas appliances tested
- Flue route, terminal and condition, including flues hidden in voids without inspection hatches
- Condensate pipe
- Sealed or open-vented system: pressure, expansion vessel and relief valve, or the feed and expansion tank in the loft
- System water condition, radiators and heating controls
2. Hot water and plumbing
Supply, storage and pipework
- Hot water cylinder type and condition
- Unvented cylinders: safety controls (T&P valve, PRV, expansion vessel, cut-outs, G3 label) and discharge pipework (tundish, D2 route, termination)
- Vented cylinders: cold water storage tank in the loft
- Immersion heater: present, wired and powered
- Mains water static pressure (bar) and flow rate (litres/min)
- Pipe materials, including lead or galvanised pipe, and visible pipework condition
- Main stopcock (located, photographed and tested) and isolation valves
- Outside tap
3. Room by room
Every room with plumbing or heating
- Each room named by floor and type, for example 1st floor Bedroom 2
- Radiators: heat evenly, no leaks, valves and TRVs work
- Sinks and basins: taps, flow and temperature, wastes drain, seals
- Baths: taps, wastes, seals, panel
- Showers: type (mixer, electric, pumped, power), flow, temperature control, tray and seals
- Toilets: flush, refill, secure, no leaks
What you get
A PDF report, emailed to you after the visit, signed by the engineer with our Gas Safe number.
- Every item rated Good, Fair, Poor or Not inspected, colour-coded so problems stand out
- An overall score out of 10 (8+ Good, 5–7.9 Fair, under 5 Poor), averaged over the items rated
- Urgent works: every Poor item, with the recommended action
- Recommended works: every Fair item, with the recommended action
- A rough cost band for each job: under £250, £250–£1,000, £1,000–£3,000 or over £3,000
- Photos of every Fair or Poor item, plus the front of the property
- Key readings: mains pressure and flow, system pressure, combustion ratio, pipe materials, stopcock location
Cost bands are a guide, not a quote. If you want any work done, we can quote for it properly.
Prices
Priced by property size and paid in full when you book online. Count every bathroom, ensuite, shower room and cloakroom toilet.
| Up to 4 bedrooms and up to 3 bathrooms (about 2 hours) | £240 |
| 5–6 bedrooms, or 4–5 bathrooms (about 2¾ hours) | £330 |
| More than 6 bedrooms or 5 bathrooms | Quoted: we’ll call you |
| Each gas appliance beyond the 2 included (adds about 30 minutes) | +£48 |
Prices include VAT. Gas appliances means boilers, gas fires, hobs or cookers. No travel charge within 15 km of our base in Cambridge. For the distance beyond 15 km (one way), up to 25 km, travel is £2 per km + VAT (£2.40 per km including VAT), so never more than £24 including VAT. Two are included; 6 or more are priced by us after booking.
How it works
Book early, as access through the seller or agent can take a few days to arrange.
1. Book online
Choose your property size and number of gas appliances, pick a slot and pay by card.
2. Arrange access
Tell us how we’ll get in (seller, agent or keys) and whether the gas, water and electricity are on.
3. The inspection
A Gas Safe engineer carries out the inspection.
4. Your report
The PDF report is emailed to you.
5. Any work
If you’d like any of the recommended work done, we’ll quote for it.
What’s not included
The report is a visual, non-invasive inspection of accessible areas on the day.
- Floor coverings, fixed furniture and fittings aren’t lifted or moved
- Concealed pipework isn’t inspected
- Drainage is a visual check that fittings drain freely. Below-ground drainage isn’t inspected and we don’t offer CCTV drain surveys
- Electrical installations aren’t inspected
- Gas appliances are tested only where the gas is on and access is safe
- Immersion heaters are checked for presence, wiring and power only; the element isn’t confirmed working
- Findings reflect the condition on the day of the visit
- It isn’t a full building survey and doesn’t replace one
What our customers say
Rated 4.8 out of 5 from more than 140 Google reviews.
“I get my annual services and any other gas needs from Cambs Heating. The engineer is very knowledgeable and extremely polite and mindful of my house.”
Google review
“We had Adam come out and do a boiler service and gas safety check. He was a really nice guy, happy to answer questions and gave some really good advice. Was on time and notified by text. Really good service overall!”
Google review
“We have recently had our boiler replaced and eight new radiators installed by Cambs Heating, and we could not be happier with the service we received. From the initial quotation through to completion, everything was handled professionally…”
Helen N. · Google review
Homebuyer report FAQs
Answers to the questions we’re asked most.
How is this different from my RICS survey?
A Level 2 survey only takes a quick visual look at visible pipes and radiators. We test the gas, the boiler and the hot water system and rate every item.
How long does it take?
About 2 hours for up to 4 bedrooms and 3 bathrooms, and about 2¾ hours for 5–6 bedrooms or 4–5 bathrooms.
When will I get the report?
By email after the visit.
Do the gas, water and electricity need to be on?
Ideally yes. If the gas is off we can’t run the gas tightness test or check the boiler working, and the report will say so.
Who arranges access?
You, usually through the seller or estate agent. We’ll need a contact for the day.
Are the cost bands a quote?
No. They’re rough guides for budgeting or negotiating. We can quote properly for any work.
Do you check the drains?
We check that sinks, baths and showers drain freely. We don’t inspect below-ground drains or offer CCTV drain surveys.
What areas do you cover?
Cambridge and surrounding areas. There is no travel charge within 15 km of our base in Cambridge. Between 15 km and 25 km, travel is £2 per km + VAT (£2.40 per km including VAT) for the distance beyond 15 km, one way. Beyond 25 km, please call us first.
Buying a home?
Book your plumbing and heating homebuyer’s report online, or call 01223 652 740. Gas Safe registered 623284.
Related: Gas safety certificates · Boiler servicing · New boilers · Hot water cylinders