Aipedia: Surveyors and valuers

AI in surveyor expert witness reports

Aipedia, by the Apex broking team · Last reviewed 2026-10-27

Surveyor experts can use AI to improve the language and format of a report, but RICS says it must not replace the expert's own knowledge and judgement. An expert's value is credibility, and one unchecked AI error can damage it in front of a tribunal or court.

Part of: AI in surveyors and valuers

In short

RICS Modus reported in November 2025 that 20% of surveyed expert witnesses had used AI, up from 9.3% in 2024, and 89% want specific UK guidance. RICS says AI can help with language and format but must not replace the expert's knowledge and judgement, and chartered surveyor experts must have regard to the RICS professional statement on acting as expert witnesses. The Divisional Court's June 2025 warning about fake AI-generated citations is a clear signal. The RICS AI standard (4.2) also requires a written reliability decision on material outputs.

How surveyor experts use AI

Surveyors act as experts in dilapidations, valuation, rent review, construction defects and professional negligence disputes. AI is being used to summarise bundles, build chronologies, draft standard sections, check consistency between the report and appendices, and tidy language. The RICS Modus article of 24 November 2025 found that 20% of surveyed expert witnesses had used AI, compared with 9.3% in 2024, and 89% wanted specific UK guidance.

The duties that apply

Duty to the court: under CPR rule 35.3, an expert's duty is to help the court on matters within their expertise, and that duty overrides any obligation to the person instructing or paying them.
RICS professional statement: chartered surveyor experts must have regard to Surveyors acting as expert witnesses. RICS says AI can improve language and format but must not replace the expert's knowledge and judgement.
RICS AI standard: where AI output has a material impact on the report, 4.2 requires scepticism and a written reliability decision by or under a named, appropriately qualified surveyor. Under 3.1, do not upload confidential bundles to AI systems without express prior written consent.
4.3 and 4.4: tell the instructing party in advance and be ready to explain the system on request.

The June 2025 warning on fake citations

On 6 June 2025, the Divisional Court, presided over by Dame Victoria Sharp P, addressed fake AI-generated citations put before the court in two cases: R (Ayinde) v Haringey LBC and Al-Haroun v Qatar National Bank [2025] EWHC 1383 (Admin). The judgment was not about surveyors, but RICS Modus cites it in the expert witness context. The lesson for surveyor experts is direct: anything an AI tool produces that you put in a report, whether a case, a standard, a figure or a quotation, must be checked against the source.

What can go wrong

Illustrative: a dilapidations expert uses an AI tool to summarise a large bundle and draft the section on the lease covenants. The summary paraphrases a repairing covenant inaccurately, and the draft cites a guidance note that does not exist. Under cross-examination the errors are exposed. The tribunal gives less weight to the whole report, the instructing client loses part of its case and alleges the expert was negligent, and a complaint follows. Similar issues can arise in valuation, tribunal work and construction claims expert work.

How PI usually responds

A claim by an instructing client alleging negligent expert work is usually treated as a professional negligence claim, subject to the policy terms, and RICS-regulated firms must hold cover on the RICS Approved Minimum Wording. Whether expert witness immunity, costs consequences or regulatory proceedings are relevant depends on the facts. Some experts need limits above the RICS minimum, and some insurers ask specific questions about expert work; see our expert witness PI guide. Regulatory defence costs may be treated differently from civil claims, depending on the wording.

Practical controls

Never cite a case, standard or document you have not read in its source form.
Use AI for language and format, not for opinions or analysis.
Check AI summaries of documents against the original text.
Get written consent before putting any bundle material into an AI system.
Record your reliability decision on any AI-assisted section.
Be ready to explain your AI use if asked in cross-examination.

Apex arranges PI for surveyors who act as experts. A broker can review how your policy treats expert work and AI-assisted reports. See the AI in surveying and valuation hub, AI dilapidations schedules and AI lease abstraction.

Sources

Frequently asked

Can I use AI to help write an expert report?

RICS says AI can improve language and format but must not replace the expert's knowledge and judgement. Under the RICS AI standard, material AI outputs need a written reliability decision, and your overriding duty to the court under CPR 35.3 remains your own.

Did the June 2025 judgment involve surveyors?

No. R (Ayinde) v Haringey LBC and Al-Haroun v Qatar National Bank [2025] EWHC 1383 (Admin) concerned fake AI-generated citations in court proceedings, not surveyors. RICS Modus cites the warning in the expert witness context because the same risk applies to any expert using AI.

Should I tell the instructing solicitor I use AI?

Yes, where the output has a material impact. Standard 4.3 requires advance written notice of when and why AI will be used, and 4.4 requires a written explanation on request. Agreeing this at instruction also avoids surprises if your methods are questioned at trial or in a tribunal hearing.

Is there specific UK guidance on AI for expert witnesses?

Not specifically for surveyors as at October 2026. RICS Modus reported that 89% of surveyed experts want it. In the meantime, experts must follow the RICS AI standard and have regard to the RICS professional statement on acting as expert witnesses.

Check your PI covers how you use AI

Tell us about your firm and the work you do. A broker will review how your current PI treats AI-assisted work, or arrange new cover. No fee for a quote. Or call 0117 325 0027.

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Apex Insurance Brokers Limited is authorised and regulated by the Financial Conduct Authority. Registered in England and Wales, company number 07014570. This page is general information about how AI is used in the profession and how insurance may respond. It is not legal, regulatory or insurance advice on your circumstances, and it does not guarantee that cover will be available or on what terms.