Independent MRICS Building Surveyor
RICS Regulated Firm No. 883125
Matlock Building Surveyor — Nearly 50 Years of Construction Knowledge Behind Every Report.
Most surveyors describe what they see. I can tell you why it’s happening, what caused it, and what it will realistically cost to put right.
Before I ever carried out a home survey, I’d spent over 30 years in domestic construction — as a quantity surveyor with firms including Wimpey Construction and Mowlem PLC, then founding and running my own specialist repair company for over two decades. During that time I oversaw the structural remediation of several hundred properties, specialising in subsidence, settlement, damp, and insurance-related defects.
That hands-on background means my reports go further than observation. When I identify a defect, I’m drawing on direct experience of diagnosing and fixing exactly that kind of problem — and my QS training means I can give you realistic guidance on what repairs will cost.
I also provide Expert Witness assistance in construction disputes, where my professional opinions are tested under cross-examination. If my conclusions can withstand that level of scrutiny, you can rely on them in a survey report.
I still provide building cost advice and estimating for local contractors alongside my survey work, which keeps my knowledge of current construction techniques, costs, and regulations genuinely up to date. I maintain an active interest in historic building conservation through the Society for the Protection of Ancient Buildings (SPAB) — essential when surveying the traditional stone properties of Derbyshire and the Peak District.
Every survey is carried out personally by me. No juniors, no subcontractors. Clear, honest reports — without jargon, without unnecessary alarm — that tell you exactly what you’re buying.
RICS membership details can be verified at the RICS Firm Directory.
Stephen Hodgson
BSc, MRICS (Member Nr 0083831 qualified May 1990)
Chartered surveyor and director for Lumsdale Surveyors Ltd
Local Surveyor based in Tansley
Lumsdale Building Surveyors serves North Derbyshire and the Peak District often visiting the towns of Matlock, Wirksworth, Bakewell, Cromford, Ashbourne, Belper, Alfreton and Chesterfield.
Drone Surveys
Professional Drone Survey
The drone that is used for our roof surveys is a Matrice 4 Enterprise which is a specialist survey and inspection drone designed to capture detailed imagery safely and efficiently. Its triple-lens camera system (wide, 3x, and 7x) and powerful zoom reveal tiny defects and fine details at a safe standoff distance, reducing the need to fly close to fragile or damaged areas. Advanced stabilisation and strong wind resistance keep the aircraft steady and images sharp, even at high zoom levels in typical UK weather. High‑resolution grid mode automatically captures a structured set of close‑up images across the roof, making it easy to pinpoint and document the exact location of each defect within its wider context.
We work in partnership with drone experts to bring you the latest technology and flying expertise at Drone Discovery
Pre-Sale Survey
Selling your home? Having a survey carried out before you go to market puts you in control — identifying any issues early so you can address them, price accurately, and present your home with confidence.
Why it makes sense
Knowing the condition of your property upfront means you can address defects before marketing, set a realistic asking price, and avoid the delays or renegotiations that often follow a buyer’s survey.
What happens with the report?
Prospective buyers can use your survey in three ways — rely on it as it stands, commission their own surveyor to review and verify it, or instruct a full independent survey.
The bigger picture:
The UK government is actively pushing for greater upfront transparency in property transactions. A pre-sale survey keeps you ahead of that curve — and gives your estate agent the information they need to market and negotiate with confidence.
Our Surveys
All Lumsdale Surveyors reports are prepared in compliance with the RICS Home Survey Standard (1st edition, effective 1 March 2021). Our reports use an RICS professional format as the starting point, which includes bespoke features such as inline photography alongside findings, detailed defect summary tables with repair timelines and specialist referrals, and integrated desktop research data. Every report is reviewed and signed off personally by a qualified RICS Chartered Surveyor.
Lumsdale RICS Home Surveys
There is no RICS recommendation for any particular type of survey for any particular property. The buyer chooses. The only thing that changes between the levels is the depth of information you get back.
Lumsdale Surveyors offers two: a Level 2 Condition Survey and a Level 3 Building Survey.
Which level suits your property?
Level 2 Condition Survey
Suitable for most houses, bungalows and flats of any age, provided the property is reasonably accessible and in reasonable condition. It is the right starting point for the majority of buyers.
A Level 2 survey gives you:
- A thorough visual inspection of the accessible parts of the building, roof spaces and grounds.
- Condition ratings for the main parts of the building, so you can see at a glance what needs attention.
- A clear, grouped list of the defects found.
- Annotated photographs showing each important defect and where it is.
- Plain-English explanation of what has been found and why it matters, including repair guidance and priorities.
Where something is found that needs investigating rather than recording — movement, damp, a defect in the services — the report says so plainly and sets out what should happen next. A Level 3 survey takes that further: it looks into the likely cause and what it means for you, as far as a visual inspection can establish it.
Level 3 Building Survey
The detailed option. Recommended for older, larger, heavily altered or unusual properties, for anything showing signs of significant defects, and for any buyer who wants the cause of a problem investigated rather than simply recorded.
A Level 3 survey includes everything in a Level 2, and adds:
- Deeper examination of areas of concern, identifying the likely cause of the defects found and what follows from it. Level 3 remains a visual survey: nothing is opened up, and where a defect may be concealed the report says what specialist investigation is needed.
- Analysis of structural movement and water penetration where these are found.
- Approximate cost ranges for significant items, to help with budgeting and negotiation.
- A full repair schedule, setting the priorities out with timescales attached — immediate, soon after purchase, or longer term.
- A plain-English explanation of what is likely to happen if issues are left unmanaged.
If, after looking at the property details, Lumsdale Surveyors believes one level is better suited to your purchase than the one you have asked for, that will be explained clearly before anything is booked.
Simple pricing, based on floor area
Pricing is kept straightforward by linking it to the size of the property.
| Floor area | Typical property | Level 2 | Level 3 |
|---|---|---|---|
| Up to 150 m² | Flats, cottages and standard 3–4 bedroom houses | £900 | £1,800 |
| 150 to 200 m² | Larger family homes, extended properties, small detached houses | £1,200 | £2,100 |
| 200 to 250 m² | Often 5-bedroom properties | £1,500 | £2,400 |
Every Level 3 Building Survey includes a drone roof survey at no extra charge — normally £300. It gives a close view of roof slopes, ridges, valleys and chimney stacks that cannot be seen safely from ground level.
Lumsdale Surveyors is not registered for VAT, so the price shown is the price paid. Properties over 250 m² are quoted individually.
How the booking works
Click Survey Price Request to reach the booking form. Once it is received, the instruction is reviewed, the fee and scope are confirmed, and the firm makes sure the level of survey is appropriate for the property before anything is booked. You will also be sent the terms and conditions and the comparison document setting out the differences between the levels.
The diary is kept deliberately small to maintain quality:
- Only one or two surveys are carried out each week.
- Surveys are not booked more than three weeks ahead.
- The aim is to place each request in the first week of that three-week window, so no one waits more than about three weeks.
Submitting the form does not commit you to anything. It simply gives the firm what it needs to review the property, estimate the time required, and tell you where you sit in the queue. The response will confirm whether the survey can be accommodated, how long is likely to be needed on site, and the earliest realistic appointment.
Most surveys take at least half a day at the property and, for larger homes, may take most of the day. The report follows, typically within seven working days.
Customer Reviews
Lumsdale Building Surveyors has been helping customers throughout the Derbyshire Dales and North Derbyshire for over three decades. I have a wide range of clients in and around the local towns and villages including: Alfreton, Ashbourne, Bakewell, Baslow, Belper, Chesterfield, Darley Dale, Matlock, Rowsley, Wirksworth, Tansley, to name but a few.