Tell us what decision the report needs to support. We agree coverage and access, inspect the premises, raise urgent observations through the agreed route and issue findings with a practical action schedule.
Facilities Management
Property Inspections and Condition Surveys
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.
Discuss your requirementsAn operating system for the estate.
The right inspection for the decision
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.
Who this service is for
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.
What we deliver
An inspection record or condition report with photographs, location references, priorities and recommended next steps. Building size, inspection depth, access equipment, occupied areas and specialist testing affect cost and programme.
Typical activities
Review earlier reports; inspect agreed fabric and services; locate visible defects; record condition; discuss symptoms with site contacts; distinguish immediate concerns from planned repairs; and scope targeted follow-up investigations.
How an inspection works
Service delivery model
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.
Our responsibility and your interface
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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.
Technology and systems
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.
Compliance and governance
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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.
Priorities and response management
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.
Measuring performance
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.
Reporting and visibility
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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.
Site information
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.
Our delivery process
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.
What this helps you achieve
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.
Why Black & White Facilities
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.
Locations we cover
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.
Frequently asked questions
Will the survey uncover every hidden defect?
No. Findings depend on the agreed method and access. Concealed areas or untested systems are identified, with further investigation recommended where needed.
Can occupied buildings be surveyed?
Yes. We plan access around occupancy, escorts and sensitive activities. Restricted rooms or equipment are recorded if they cannot be inspected.
Does a condition survey include an electrical certificate?
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.
Can you include repair costs?
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.
Discuss your requirement
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.