The UK residential property sector in 2025 was shaped as much by regulation and professional reform as it was by market performance. For RICS-regulated residential surveyors, the year marked a period of adjustment — balancing slower transaction volumes with increasing regulatory oversight, evolving standards, and rising client expectations.
As we move into 2026, the role of the residential surveyor continues to shift beyond inspection and reporting, towards risk management, compliance and consumer protection.
Regulatory and Professional Developments in 2025
RICS Professional Statements and Practice Expectations
One of the most significant influences on residential surveyors in 2025 was the continued emphasis on professionalism, consistency and consumer confidence following earlier reforms within RICS.
Key areas of focus included:
- Stricter compliance with RICS Global Professional and Ethical Standards, particularly around transparency, conflicts of interest and record keeping
- Increased scrutiny of terms of engagement, scope clarity and client communication
- Continued emphasis on audit readiness, file quality and defensibility of opinions
These changes reinforced the need for surveyors to demonstrate not just technical competence, but robust systems, processes and professional judgement.
Awaab’s Law and Damp & Mould Reporting
Awaab’s Law, introduced in response to failures within the social and private rented sectors, had a wider knock-on effect across residential surveying in 2025.
While the law directly applies to landlords, its influence was felt by surveyors through:
- Greater emphasis on damp, mould and ventilation in Home Surveys
- Increased expectation for surveyors to clearly identify health-related building risks
- More cautious and structured language around defects linked to habitability
This has raised the bar for residential reporting, with surveyors expected to balance factual observation with clear recommendations and limitations.
Building Safety Act and Fire Safety Awareness
The ongoing implementation of the Building Safety Act continued to affect surveyors involved with flats and higher-risk residential buildings.
For home surveyors, this translated into:
- Increased client queries around building safety, cladding and fire risk
- Greater reliance on third-party documentation and managing client expectations where information is unavailable
- Clearer disclaimers and scope limitations within Level 2 and Level 3 reports
Surveyors increasingly found themselves acting as interpreters of complex regulatory frameworks rather than purely building inspectors.
Energy Efficiency, Sustainability and EPC Reform
Energy efficiency remained a growing area of regulatory focus throughout 2025.
Proposed and anticipated changes to EPC requirements, particularly in the rental sector, led to:
- Increased client interest in thermal performance, insulation and heating systems
- More frequent recommendations linked to energy efficiency upgrades
- Surveyors needing to stay informed on future minimum standards without providing speculative or advisory overreach
This trend is expected to strengthen further into 2026.
Market Conditions and Their Impact on Surveying Work
Alongside regulatory change, the housing market in 2025 remained subdued.
- Transaction volumes were lower, resulting in more cautious clients
- Buyers relied more heavily on surveys to validate value and risk
- Valuations required careful consideration due to regional price variation and affordability pressures
In response, many surveyors reported a shift towards:
- More detailed inspections and narrative reporting
- Increased demand for Level 3 Home Surveys, particularly for older or altered properties
- Clients seeking reassurance and clarity rather than speed
What to Expect in 2026
Continued Regulatory Scrutiny
Regulation across the housing and construction sectors is unlikely to ease. Surveyors should expect:
- Further emphasis on consumer protection and professional accountability
- Greater alignment between housing regulation and surveying practice
- Continued importance of CPD in areas such as building safety, damp and mould, and sustainability
A Gradual Market Improvement
While not a return to peak activity levels, 2026 is expected to bring:
- A modest recovery in transaction volumes
- Improved buyer confidence as interest rates stabilise
- Continued reliance on professional advice in uncertain conditions
An Evolving Role for Residential Surveyors
The residential surveyor’s role continues to evolve from inspection-focused to advisory-led. Clients increasingly expect:
- Clear explanations of risk
- Transparent limitations
- Professional judgement grounded in regulation, not opinion
Those surveyors who invest in compliance, systems and ongoing professional development will be best placed to meet these expectations.
Closing Thoughts
2025 reinforced that residential surveying is no longer just about identifying defects, it is about navigating regulation, managing risk and protecting consumers in a complex housing environment.
As 2026 unfolds, RICS surveyors will remain central to maintaining trust in the residential property market, acting as both technical professionals and regulatory gatekeepers in a sector that continues to evolve.
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