create_mock_survey.py

"""Generate a mock RICS Level 3 Building Survey report as a .docx file.

Run:  python create_mock_survey.py
Output: mock_survey_42_victoria_road.docx
"""

from docx import Document
from docx.shared import Pt, RGBColor
from docx.enum.text import WD_ALIGN_PARAGRAPH


def add_heading(doc: Document, text: str, level: int) -> None:
    doc.add_heading(text, level=level)


def add_body(doc: Document, text: str) -> None:
    p = doc.add_paragraph(text)
    p.style = doc.styles["Normal"]


def add_bullet(doc: Document, text: str) -> None:
    doc.add_paragraph(text, style="List Bullet")


def add_table(doc: Document, headers: list[str], rows: list[list[str]]) -> None:
    table = doc.add_table(rows=1, cols=len(headers))
    table.style = "Table Grid"
    hdr_cells = table.rows[0].cells
    for i, h in enumerate(headers):
        hdr_cells[i].text = h
        for run in hdr_cells[i].paragraphs[0].runs:
            run.bold = True
    for row_data in rows:
        row_cells = table.add_row().cells
        for i, val in enumerate(row_data):
            row_cells[i].text = val


def build() -> None:
    doc = Document()

    # ── Cover ────────────────────────────────────────────────────────────────
    title = doc.add_paragraph("RICS LEVEL 3 BUILDING SURVEY REPORT")
    title.alignment = WD_ALIGN_PARAGRAPH.CENTER
    title.runs[0].bold = True
    title.runs[0].font.size = Pt(16)

    doc.add_paragraph("Property Address: 42 Victoria Road, Kensington, London W8 5RD").alignment = WD_ALIGN_PARAGRAPH.CENTER
    doc.add_paragraph("Date of Inspection: 12 February 2026").alignment = WD_ALIGN_PARAGRAPH.CENTER
    doc.add_paragraph("Prepared by: J. Hartley MRICS, Hartley & Partners Surveyors").alignment = WD_ALIGN_PARAGRAPH.CENTER
    doc.add_paragraph("Report Reference: HP-2026-0214-W8").alignment = WD_ALIGN_PARAGRAPH.CENTER
    doc.add_page_break()

    # ── Section A: Description of the Property ────────────────────────────
    add_heading(doc, "SECTION A — DESCRIPTION OF THE PROPERTY", 1)

    add_heading(doc, "A1. General Description", 2)
    add_body(doc,
        "The subject property is a mid-terraced Victorian townhouse of traditional "
        "brick construction arranged over four storeys including a lower ground floor "
        "basement. The property was constructed circa 1887 and has a gross internal "
        "floor area of approximately 287 square metres (3,089 sq ft). It is currently "
        "configured as a five-bedroom single-family dwelling."
    )

    add_heading(doc, "A2. Location and Setting", 2)
    add_body(doc,
        "The property is situated within a predominantly residential conservation area "
        "in the Royal Borough of Kensington and Chelsea. Victoria Road is a tree-lined "
        "street with direct access to Kensington High Street approximately 350 metres to "
        "the south. The local amenity provision is excellent. The property is within "
        "London Flood Zone 1 (low probability) according to the Environment Agency "
        "flood map for planning."
    )

    add_heading(doc, "A3. Weather at Time of Inspection", 2)
    add_body(doc,
        "The inspection was carried out in dry, overcast conditions with an ambient "
        "temperature of approximately 8°C. Ground conditions were damp following recent "
        "rainfall. No snow or ice was present. The conditions were suitable for a full "
        "external inspection."
    )

    add_heading(doc, "A4. Tenure and Occupation", 2)
    add_body(doc,
        "The property is understood to be held freehold, subject to verification by "
        "the client's legal adviser. At the time of inspection the property was vacant "
        "and unfurnished, having been recently vacated by the previous occupants. "
        "Access to all rooms and roof spaces was available."
    )
    doc.add_page_break()

    # ── Section B: Condition Ratings ──────────────────────────────────────
    add_heading(doc, "SECTION B — CONDITION RATINGS", 1)
    add_body(doc,
        "Elements are rated using the standard RICS three-point condition rating scale: "
        "Condition Rating 1 (no repair currently needed), Condition Rating 2 (defects that "
        "need repairing or replacing but are not considered serious), and Condition Rating 3 "
        "(serious defects that must be repaired urgently and/or that need specialist "
        "investigation)."
    )

    # B1
    add_heading(doc, "B1 — Chimney Stacks", 2)
    add_body(doc,
        "There are two rendered brick chimney stacks serving the main house, both "
        "visible from ground level and from the flat roof of the rear addition. The "
        "front stack serving the main reception rooms has significant spalling to the "
        "render coat on its south-facing face. The mortar pointing to the brick courses "
        "immediately below the flaunching is heavily eroded with individual joints recessed "
        "by 10–15 mm. The lead flaunching to the front stack is cracked and lifting along "
        "the ridge apex, creating a direct ingress risk. The rear stack appears more "
        "recently repointed and is in a better condition, though the chimney pots are "
        "unflued and should be capped."
    )
    add_bullet(doc, "Front stack render: spalling on south face, approximately 0.4 m² area affected")
    add_bullet(doc, "Flaunching: cracked and lifting — immediate repair required")
    add_bullet(doc, "Mortar joints below flaunching: eroded 10–15 mm — repoint required")
    add_bullet(doc, "Rear chimney pots: unflued — capping recommended")
    add_body(doc, "Condition Rating: 3 (front stack) / 2 (rear stack)")

    # B2
    add_heading(doc, "B2 — Roof Coverings", 2)
    add_body(doc,
        "The main roof is a traditional pitched arrangement covered with original "
        "Welsh slate tiles. Approximately 15% of the slates on the north-facing rear "
        "slope are cracked, slipping or missing, having been temporarily repaired with "
        "mortar fillets which are now failing. The main south slope is in a better "
        "condition with isolated slipped slates noted. The valley gutters are lined in "
        "lead (code 5) and appear serviceable although minor pitting was observed. "
        "The rear flat roof addition is covered in a single-ply membrane (TPO) installed "
        "approximately six years ago according to the vendor's information; it appears in "
        "satisfactory condition with no obvious blistering or delamination."
    )
    add_bullet(doc, "North slope: approx. 15% of Welsh slates cracked, slipping or missing")
    add_bullet(doc, "Mortar fillet repairs failing on north slope")
    add_bullet(doc, "South slope: isolated slipped slates — monitor and repair")
    add_bullet(doc, "Lead valley gutters: code 5 lead, serviceable, minor pitting noted")
    add_bullet(doc, "Rear flat roof TPO membrane: approximately 6 years old, satisfactory condition")
    add_body(doc, "Condition Rating: 3 (north slope) / 2 (south slope and valleys) / 1 (flat roof)")

    # B3
    add_heading(doc, "B3 — Rainwater Fittings", 2)
    add_body(doc,
        "The rainwater goods to the principal elevation are cast iron, consistent with "
        "the age of the building. Several sections of the front parapet gutter show "
        "active signs of leakage at the joints, evidenced by staining to the brickwork "
        "below. The downpipes discharging at ground floor level appear to discharge "
        "directly into the basement lightwell drainage channel. The rear rainwater "
        "goods are UPVC and are in a generally satisfactory condition."
    )
    add_bullet(doc, "Front parapet gutter: cast iron, leaking joints — staining to brickwork below")
    add_bullet(doc, "Basement lightwell drainage: shared connection with downpipes, verify capacity")
    add_bullet(doc, "Rear UPVC goods: satisfactory condition")
    add_body(doc, "Condition Rating: 3 (front parapet gutter) / 1 (rear)")

    # B4
    add_heading(doc, "B4 — Main Walls", 2)
    add_body(doc,
        "The external walls to the principal and side elevations are of solid London "
        "stock brick construction approximately 340 mm thick (one brick solid). The "
        "brickwork is generally in a satisfactory condition. An area of stepped diagonal "
        "cracking has been observed to the south-east corner at first-floor level, "
        "consistent with differential settlement, likely attributable to the shallow "
        "foundations and proximity of a large London plane tree approximately 4.5 metres "
        "from the building line. The cracking is dormant with weathered edges and a "
        "maximum width of 4 mm. A structural engineer's opinion should be sought prior "
        "to exchange. No cavity wall exists; a thermal upgrade would require internal "
        "insulation."
    )
    add_bullet(doc, "Construction: solid London stock brick, approximately 340 mm thick")
    add_bullet(doc, "Diagonal stepped cracking: south-east corner, first-floor level, max 4 mm width")
    add_bullet(doc, "Cracking appears dormant — structural engineer's inspection recommended")
    add_bullet(doc, "Tree: London plane at approx. 4.5 m from building, risk to foundations")
    add_bullet(doc, "No cavity wall — thermal upgrade via internal insulation only")
    add_body(doc, "Condition Rating: 3 (cracked area) / 1 (remainder)")

    # B5
    add_heading(doc, "B5 — Windows", 2)
    add_body(doc,
        "The windows to the principal elevation are traditional sliding sash, "
        "double-glazed with hardwood frames in a painted finish. Several sashes to the "
        "upper floors show signs of failed glazing units (misting between panes). The "
        "painted finish is peeling and requires redecoration. Ground floor windows have "
        "been fitted with secondary glazing. Rear windows are a mixture of original "
        "sash and later UPVC casement. All windows have been confirmed as meeting the "
        "Building Regulations Part L requirements for the relevant period."
    )
    add_bullet(doc, "Front sash windows: double-glazed hardwood — failed IGUs on floors 2 and 3")
    add_bullet(doc, "Paintwork: peeling, full redecoration cycle needed")
    add_bullet(doc, "Ground floor: secondary glazing fitted, serviceable")
    add_bullet(doc, "Rear: mixed original sash and UPVC casement, generally satisfactory")
    add_body(doc, "Condition Rating: 2")

    # B6
    add_heading(doc, "B6 — External Doors", 2)
    add_body(doc,
        "The principal entrance door is a six-panel hardwood door with decorative "
        "fanlight above. The door frame shows minor rot at the bottom rail. The "
        "draught-proofing strips are absent. The rear external door is a solid timber "
        "door in fair condition; the threshold has dropped slightly causing a draught gap."
    )
    add_body(doc, "Condition Rating: 2")
    doc.add_page_break()

    # ── Section C: Services ────────────────────────────────────────────────
    add_heading(doc, "SECTION C — SERVICES", 1)
    add_body(doc,
        "The services were not tested as part of this survey. The following observations "
        "are visual only and an independent specialist inspection of each service "
        "installation is recommended."
    )

    add_heading(doc, "C1 — Electricity", 2)
    add_body(doc,
        "The property is served by a single-phase 100A supply. The consumer unit is "
        "located in the basement utility room and contains a mix of MCBs and older "
        "rewireable fuses, indicating a partial rewire has been carried out. The wiring "
        "throughout appears to be a mixture of vintage rubber-insulated cable and more "
        "recent PVC twin-and-earth. An Electrical Installation Condition Report (EICR) "
        "should be obtained prior to exchange, as the installation is unlikely to achieve "
        "a satisfactory certificate in its current state."
    )
    add_body(doc, "Condition Rating: 3 — EICR urgently required")

    add_heading(doc, "C2 — Gas and Heating", 2)
    add_body(doc,
        "Central heating is provided by a Viessmann Vitodens 200-W condensing boiler "
        "installed in 2019 and still within its manufacturer's ten-year warranty period. "
        "The system is a pressurised sealed system serving 22 radiators and a "
        "180-litre unvented hot water cylinder. A Gas Safe registered engineer should "
        "issue a current Landlord Gas Safety Record (CP12) and service the boiler annually."
    )
    add_bullet(doc, "Boiler: Viessmann Vitodens 200-W (2019), condensing, within warranty")
    add_bullet(doc, "System: pressurised sealed, 22 radiators")
    add_bullet(doc, "Hot water: 180-litre unvented cylinder")
    add_body(doc, "Condition Rating: 1")

    add_heading(doc, "C3 — Water and Drainage", 2)
    add_body(doc,
        "The property is connected to the public mains water supply via a 22 mm copper "
        "service pipe. The internal pipework is a mix of copper and modern push-fit plastic. "
        "Visible pipework to the basement shows minor evidence of previous leakage at "
        "compression joints, evidenced by verdigris staining. Drainage is via the public "
        "sewer. A CCTV drain survey is recommended given the age of the property."
    )
    add_body(doc, "Condition Rating: 2")
    doc.add_page_break()

    # ── Section D: Grounds ─────────────────────────────────────────────────
    add_heading(doc, "SECTION D — GROUNDS (INCLUDING GARAGES AND OUTBUILDINGS)", 1)

    add_heading(doc, "D1 — Garage", 2)
    add_body(doc,
        "A detached single garage is located to the rear of the property, accessed via "
        "a shared rear service lane. The garage is of brick construction with a corrugated "
        "asbestos cement roof. The asbestos cement panels are in a brittle condition and "
        "several are cracked. A licensed asbestos contractor should be engaged to survey "
        "and safely remove the roof coverings before any works are undertaken."
    )
    add_bullet(doc, "Garage roof: corrugated asbestos cement — brittle, cracked panels")
    add_bullet(doc, "Licensed asbestos removal required before any roof works")
    add_body(doc, "Condition Rating: 3")

    add_heading(doc, "D2 — Garden and Boundaries", 2)
    add_body(doc,
        "The rear garden extends to approximately 18 metres in depth and 7 metres in "
        "width. The London plane tree referenced in Section B4 is located adjacent to "
        "the south boundary. An arborist's report should be obtained to assess its "
        "root system and structural integrity. The boundary walls are of brick, "
        "approximately 1.8 metres in height, and are in generally fair condition "
        "with localised repointing required."
    )
    add_body(doc, "Condition Rating: 2")
    doc.add_page_break()

    # ── Section E: Energy Efficiency ──────────────────────────────────────
    add_heading(doc, "SECTION E — ENERGY EFFICIENCY", 1)
    add_body(doc,
        "The property has a current Energy Performance Certificate (EPC) rating of "
        "band D (score 58), issued on 14 March 2023 and valid for ten years. Given "
        "the solid brick construction and original sash windows, significant heat loss "
        "occurs through the walls and fenestration. The following energy improvement "
        "measures are recommended:"
    )
    add_bullet(doc, "Internal wall insulation (IWI) to all external walls: estimated cost £35,000–£50,000")
    add_bullet(doc, "Secondary or replacement double glazing to remaining single-glazed sashes")
    add_bullet(doc, "Loft insulation increase to 270 mm mineral wool")
    add_bullet(doc, "Smart thermostatic radiator valves throughout")
    add_body(doc,
        "With the above measures implemented the property could realistically achieve "
        "an EPC band B. Under the proposed MEES regulations, residential properties "
        "will require a minimum EPC band C by 2030 for new tenancies."
    )
    doc.add_page_break()

    # ── Summary Cost Table ─────────────────────────────────────────────────
    add_heading(doc, "APPENDIX 1 — SUMMARY ESTIMATED REPAIR COSTS", 1)
    add_body(doc,
        "The following costs are indicative only, based on current market rates for "
        "central London. Firm quotations should be obtained from suitably qualified "
        "contractors prior to exchange of contracts."
    )
    add_table(doc,
        headers=["Item", "Priority", "Estimated Cost (£)"],
        rows=[
            ["Front chimney stack — flaunching and repoint", "Immediate", "3,500–5,500"],
            ["North roof slope — re-slate (approx. 15%)", "Immediate", "12,000–18,000"],
            ["Front parapet gutter — re-lead and repoint", "Urgent", "6,000–9,000"],
            ["Structural engineer — crack investigation", "Urgent", "800–1,500"],
            ["Full rewire (EICR-led)", "Urgent", "18,000–28,000"],
            ["Garage asbestos roof removal and replacement", "Urgent", "4,000–7,000"],
            ["Window redecoration and failed IGU replacement", "Within 12 months", "8,000–14,000"],
            ["Rear chimney pot capping", "Within 12 months", "600–900"],
            ["Arborist report and tree management", "Within 12 months", "500–1,200"],
            ["CCTV drain survey", "Before exchange", "400–700"],
            ["Internal wall insulation (optional upgrade)", "Recommended", "35,000–50,000"],
        ]
    )
    add_body(doc, "Total indicative repair costs (essential items): £53,300 – £84,800")
    add_body(doc, "Total indicative costs (including IWI upgrade): £88,300 – £134,800")
    doc.add_page_break()

    # ── Legal Matters ──────────────────────────────────────────────────────
    add_heading(doc, "APPENDIX 2 — LEGAL AND STATUTORY MATTERS TO INVESTIGATE", 1)
    add_bullet(doc, "Planning history: confirm no unauthorized works, especially to rear addition")
    add_bullet(doc, "Building Regulations: obtain completion certificates for rear extension (circa 2004)")
    add_bullet(doc, "Party Wall Act: confirm agreements in place for previous work to south boundary")
    add_bullet(doc, "Tree Preservation Order: verify whether London plane tree is subject to TPO")
    add_bullet(doc, "Listed Building status: property not listed but within Edwardes Square conservation area")
    add_bullet(doc, "Restrictive covenants: to be reported on by client's solicitors")

    # ── Limitations ────────────────────────────────────────────────────────
    add_heading(doc, "APPENDIX 3 — LIMITATIONS OF THIS REPORT", 1)
    add_body(doc,
        "This report is prepared in accordance with the RICS Home Survey Standard (2019) "
        "and the current edition of the RICS Building Survey specification. It is based "
        "solely on a visual inspection of accessible elements of the property on the "
        "date stated and does not include any opening up, testing of services, or "
        "investigation of concealed areas. The report should be read in its entirety. "
        "It is prepared for the exclusive use of the named client and Hartley & Partners "
        "accepts no responsibility to any third party."
    )

    out_path = "mock_survey_42_victoria_road.docx"
    doc.save(out_path)
    print(f"Saved: {out_path}")


if __name__ == "__main__":
    build()