- 18 Oct 2026
- 4 min read
Short answer: when a survey says "repoint", it is telling you some mortar joints have a defect. It does not say how much, how urgent or what it costs. Ask the surveyor which walls are affected, then get written quotes before you are legally committed.
What "repoint" can mean
It can mean a few joints in one place or a whole elevation. Historic England and SPAB say repointing is needed when joints are crumbling, loose or open, or weathered back to a ledge, or where hard cement mortar is trapping moisture. SPAB says repointing is premature until mortar has weathered back to a depth equivalent to the joint width or is very loose. Sound mortar should be left alone, and causes such as faulty gutters fixed first. Reading those together, a surveyor's "repoint" could mean local repairs or full repointing, so ask which.
How urgent is it?
RICS surveys use condition ratings. Rating 1 means no repair is currently needed. Rating 2 means defects that need repairing or replacing but are not serious or urgent. Rating 3 means serious or urgent, where failure to act could risk serious safety issues or severe long-term damage, and RICS says to get written quotations for repairs before you commit legally to buy.
Which rating a pointing comment gets depends on the surveyor's judgement of its extent and exposure. We have not found an RICS rule that links repointing to a particular rating, so ask your surveyor why they chose theirs.
Questions to put to your surveyor
- Which walls or elevations are affected, and is it local or general?
- Is water getting in now, and is there any sign of internal damp?
- Is something else causing the problem, such as gutters or a cement repair?
- What rating have you given it, and why?
If damp is mentioned, our page on damp, condensation or a leak explains how the causes differ.
Get quotes before you commit
RICS advises getting written quotes from at least two experienced contractors, then approaching the seller. Send each contractor the same survey wording so the quotes cover the same work. Our guide on how to choose a repointing contractor shows what a good quote contains.
What a mortgage valuation is, and is not
A lender's valuation is for the lender's benefit. RICS and Which? both describe it as a limited check that the property is worth the money lent, not a survey, so it will not include the detail of a survey. Barclays says in its own guide that defects may only be revealed by a detailed survey. Ask your lender or broker what their valuation covers.
Can you negotiate on price?
Which? says a survey may let you negotiate, for example by asking for a reduction equal to the repair cost or for the seller to make repairs before exchange. The seller does not have to agree, and we found no official source saying a buyer has a right to a reduction. Costed, written quotes help your case. In Scotland the process differs, so take advice there.
What NSJ can do
We can look at the pointing and give an itemised quote. We choose the mortar to suit the wall: see lime vs cement pointing. We always try to rake out without damaging the stone, edges and arrises. We go to around 20mm, using an angle grinder where it is safe to and a plugging chisel where it is not. On lime-built and listed walls we rake out by hand. Where hard cement has to come out of wide joints, we may make a careful thin cut along the centre of the joint and remove the rest by hand, after a trial area. We don't use grinders on fine joints or ashlar. Scaffold, where needed, is generally quoted in the job as a separate item, or you can arrange your own. For cost ranges see how much repointing costs in Yorkshire, or use the contact page with your survey wording and photos.
Questions people ask
- Is a survey saying 'repoint' serious?
- Not necessarily. RICS rating 2 means defects needing repair that are not serious or urgent, and rating 3 means serious or urgent. Which one applies to pointing is the surveyor's judgement, so ask why they chose it.
- Does 'repoint' mean the whole house?
- Not always. It can mean a few joints or a whole elevation. Ask the surveyor which walls are affected and whether the work is local or general.
- Should I get quotes before exchange?
- RICS advises getting written quotes from at least two experienced contractors before legal commitment, and then approaching the seller. For a rating 3 item it says to get written quotations before you commit to buy.
- Is a mortgage valuation the same as a survey?
- No. RICS and Which? describe a lender's valuation as being for the lender, a limited check on value, and not a survey. Ask your lender or broker what it covers.
- Can I ask the seller for a reduction?
- You may be able to negotiate, for example for a price reduction or for repairs before exchange, but the seller does not have to agree. Written quotes help. Scotland works differently.
Sources
These are plain references so you can check them yourself. They are general guidance, not NSJ policy, and not a promise about any particular property.
- RICS, Description of the RICS Home Survey Level 3 (condition ratings)
- RICS, House surveys UK: the costs, types and benefits of an RICS home survey (rics.org/consumer-guides)
- RICS, Damp and mould consumer guide (rics.org/consumer-guides/damp-and-mould)
- Which?, House surveys (which.co.uk/money/mortgages-and-property)
- Barclays, Guide to survey and valuation services
- SPAB, Repointing (spab.org.uk/advice/repointing)
- Historic England, Repointing Brick and Stone Walls (paraphrased)