In 2025, the UK government placed renewed focus on the social housing sector, with a consultation on proposed changes to the Decent Homes Standard and the introduction of Awaab's law.
Supporting this drive to improve the quality of affordable and social rented housing, RICS is developing a new residential stock condition survey code of practice to assist all professionals working in the sector.
With no consensus on how stock condition surveys should be carried out, and considering RICS' role in the sector and public interest remit, the new guidance will provide a robust framework that everyone working in social and affordable housing can use.
What is a stock condition survey?
A stock condition survey is a physical inspection of a built asset that captures accurate and up-to-date condition data for the main building components associated with the housing stock and related assets.
Types of data collected for each component include identifying the building materials, estimating the age and year of renewal works relative to life cycle and condition, and calculating the total cost to replace components.
This data can then be used to produce an indicative cost model that illustrates the total expenditure required to maintain the stock over a given period – usually 30 years, but it can be longer or shorter depending on client type, preference and purpose.
Guidance to promote sector professionalism and integrity
The draft code of practice has been written by Dave Bracegirdle MRICS, who has extensive experience of stock condition surveys, and is supported by an expert group that includes RICS members and representatives from housing associations, combined and local authorities and arm's-length management organisations (ALMOs).
The draft covers several key areas including:
- key concepts of a stock condition survey – covering the data that should be collected, integrating compliance, the objectives and desired outputs of the survey and other information that forms part of an asset management strategy
- legal and regulatory frameworks – setting out the wide ranging legal and regulatory framework that applies to stock condition surveys in England and Wales
- preparing for a stock condition survey – providing a thorough breakdown of the process that should be followed to achieve a successful output
- designing a survey template – whether creating a new template or reviewing an existing one, this section outlines the importance of the survey template for a successful stock condition survey
- replacement costs and life cycles – providing context for, and an understanding of, the replacement costs and life cycles that are used to create the 30-year cost model
- resident engagement – a key foundation for a successful survey highlighting the importance of resident communication, engagement and interaction with the survey team
- undertaking the survey – covering the value of a pilot survey, the mobilisation of the full survey programme and the importance of data validation and quality assurance
- after the survey – stressing the importance of the ongoing maintenance required to keep the data collected accurate and relevant.
To provide greater assurance to tenants, boards and other key stakeholders, the new code sets out how to conduct stock condition surveys from start to finish. This will empower all social housing providers – from housing associations and local authorities to ALMOs – to better manage their homes.
All RICS members and RICS-regulated firms working across the housing sector are encouraged to engage with the consultation and provide feedback before it closes on Tuesday 27 January.
We rely on the technical input of members and other stakeholders to ensure the accuracy, quality, practicality and relevance of our guidance – insight from those working in social housing will be critical to ensure this new code of practice is fit for purpose from day one.
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