House survey types, costs, and benefits

After your house offer is accepted, ordering a professional house survey should be your next priority. House surveys cost £300-£1,500 but can save thousands by identifying structural defects, damp problems, and safety issues before completion.

A house survey is a professional property inspection conducted by a RICS-qualified surveyor to assess a building’s structural condition, identify defects, and estimate repairs costs before purchase. Think of it as a health check-up for your potential new home.

Your surveyor will thoroughly inspect the structural elements of the property from minor wear to major structural issues. This includes inspecting foundations, roofs, walls, floors, windows, doors and the plumbing, electrical, and heating systems.

They could identify problems that are missed or invisible to you viewing the property – like structural damage, damp, subsidence, electrical faults and more.

Your survey report will provide a detailed property condition report with repair potential repair costs estimates.

Found an issue that’ll cost £8,000 to fix? You could negotiate the price down or ask the seller to resolve it before you move in. In some cases, the survey might even reveal deal-breakers that change your mind about the purchase which could save you thousands.

Here’s a break down of the different types of survey you can get, use this information to inform your decision:

When it comes to house surveys, you’ve got a few options. There are three main types to choose from, ranging from basic to comprehensive.

The RICS updated their survey names in March 2021, but don’t worry – the content remains the same. Here’s a quick rundown of the three options:

1. Level 1 Survey (formerly known as a Condition Report)

2. Level 2 Survey (previously called as HomeBuyer Report)

3. Level 3 Survey (previously named a Building Survey)

Each level offers more detail than the last, helping you choose the right fit for your needs and the property you’re considering.

Let’s take a closer look at what each of the surveys include in them.

The Level 1 Survey is your basic property health check. It’s quick, straightforward, and gives you an overall picture of your potential new home’s condition.

The survey is ideal for modern or newer homes that seem to be in good shape. It’s like a general overview that flags any big issues you should know about.

What does a level 1 survey cover?

Here’s what you can expect:

• A look inside and outside the main building and any permanent outbuildings
• Inspection of roof structure and other visible features from the access hatch
• A check of the gas, water and electricity services
• An assessment of boundary walls, fences, and shared areas

The surveyor will highlight any significant issues, risks, urgent defects, or potential legal concerns. However, remember that this survey doesn’t dive into the nitty-gritty details.

A level 2 survey gives you a more detailed look at your potential new home. It’s a step up from the level 1, offering a deeper dive into the property’s condition.

This survey is a great fit for most modern, conventional properties. If the home is in reasonable shape and less than 50 years old, a level 2 survey is likely your best bet.

What does a Level 2 Survey cover?

Here’s what you can expect:

• A background info on the property and its location
• An estimate of the rebuilding cost for insurance purposes
• A visual check of the property’s services
• An assessment of boundary walls
• Damp-proofing check, including damp test on walls
• A look at drainage (though drains aren’t tested)
• Inspection of timbers for issues like woodworm or rot
• Details of urgent problems that could affect the property’s value
• Estimated costs for repairing any urgent defects

 This survey gives you a clearer picture of the property’s overall health, highlighting any issue that need addressing.

A Level 3 Survey is the most thorough property check-up available. It’s an in-depth inspection that leaves no stone unturned.

While you can opt for this survey on any property, it’s particularly valuable for large, unusual, or older homes. Yes, it’s the priciest option, but it could save you thousands by revealing hidden issues before you buy.

What does a Level 3 Survey cover?

Here’s what you can expect:

• Detailed insights on the property’s condition
• A heads-up on potential risks or hidden defects
• A breakdown of needed repairs, their urgency and estimated costs
• A thorough inspection of all visible and accessible parts of the building, including roofs, walls floors, windows, doors, chimneys, cellars, garages, and outbuildings
• The option to ask your surveyor to inspect specific aspects your concerned about
• The ability to request a property valuation as part of the survey

This survey gives you the most comprehensive understanding of your potential new home.

The cost of a house survey an vary, depending on factors like the type of survey, property size, location, and value. Generally, you’re looking at anywhere from £300 to £1,500. Let’s break it down:

Level 1 Survey (Condition Report)

• Cost: £300 - £900
• Best for: Newer homes (less that 50 years old) in good condition
• What you get: A basic report highlighting visible defects and urgent issues

Level 2 Survey (HomeBuyer Report)

• Cost: £400 - £1,000
• Ideal for: Homes in reasonable condition, less than 50 years old
• What you get: A more detailed report on the property’s condition, flagging issues and needed repairs

Level 3 Survey (Building or Structural Survey)

• Cost: £630 - £1,500
• Perfect for: Older homes (50+ years) large or unusual properties, or those in poor condition
• When you get: The most comprehensive review, including full structural assessment and potential repair cost

Arranging a house survey is simpler than you might think. Here’s a step-by-step guide to help you through the process:

1. Shop around: Look for a qualified professional who’s a member of the RICS. Remember to consider both recommendations and ones that you find online.
2. Get some quotes: Contact different surveyors, request online quotes, compare prices and what you get for your money.
3. Select survey type: Decide which level of survey you need based on the property’s age and condition. Your chosen surveyor should offer guidance here.
4. Schedule the survey: Coordinate a suitable date with your surveyor, estate agent, and the current owner. Aim to do this as soon as possible after your offer is accepted to avoid delays.

The time that it takes to complete a house survey varies depending on the property size and the type of survey you choose:

• RICS Level 1 Survey: Usually takes up to an hour
• RICS Level 2 Survey: Typically completed in half a day
• RICS Level 3 Survey: Can vary widely, potentially taking up to a full day

But that’s not the whole story. After the physical inspection, your surveyor needs time to analyse their findings and produce a report. This usually takes a few days to a week, depending on how complex the survey was.

When you’re planning your purchase timeline, don’t forget to factor in this extra time. It’s always a good idea to chat with your chosen surveyor about their expected turnaround time. This way, you can make sure it fits in with your other deadlines and keeps your home-buying journey on track.

When your survey is complete, you’ll receive a report derailing your surveyor’s findings. If you’ve chosen a RICS member (which we recommend), each inspected aspect of the property will be given a condition rating.

Here’s what those ratings mean:

• Condition Rating 1 (green): No repair currently needed. Great news!
• Condition Rating 2 (amber): Defects that need repairing or replacing but aren’t considered urgent or serious. Keep an eye on these.
• Condition Rating 3 (red): Serious defects that need urgent repair or investigation. These may impact your purchase heavily.
• NI: Not inspected. The surveyor didn’t or couldn’t inspect this area.

Think of these ratings as a traffic light system for your property. Green means go, amber means proceed with caution, and red means stop and address the issue.

Remember, don't be alarmed if you see some amber or even red ratings. Most properties will have some issues. What's important is understanding what these issues are and how they might affect your decision or future.

Don’t worry, it’s quite common for surveys to uncover issues, especially I older or unique properties. That’s exactly what they’re designed to do, spot potential problems before you buy.

If your surveyor does flag some concerns, here’s what you can do:

1. Talk it through: Discuss with your surveyor how much these issues might cost to fix. They’re there to help you understand the implication.
2. Dig deeper: Your surveyor might recommend a more detailed look at specific problems. Damp or dry rot surveys are common examples.
3. Decide your next move: Armed with your report, you’ve got options:
   1. Get quotes from builders or specialists for any necessary works
   2. Try to renegotiate the asking price
   3. Ask the seller to fix issues before you exchange of contracts and completion
   4. Walk away from the sale if the problems seem too daunting

Remember, you’re not obligated to go through with the purchase if they survey reveals issues, you’re not comfortable with. That’s the point – it helps you make informed decision.

The key is to use this information to your advantage. Whether it leads to a better deal, necessary repairs, or the decision to keep looking, your survey is a valuable tool in your home-buying journey.

As the potential buyer, you’re typically responsible for organising and paying for the house survey, it’s a normal cost when buying a house and moving. After all, you’re the one who needs to know the true condition of your potential new home.

Wondering how to get started? Here are some straightforward options:

1. Reach out to a qualified surveyor directly. Look for professionals who are members of recognised organisations like the Royal Institution of Chartered Surveyors (RICS). These experts know their stuff and follow strict professional standards.
2. Chat with your mortgage lender. If you’re taking out a mortgage, your lender might have some reliable surveyors they can recommend. They might even be able to set it up for you.
3. Use online tools. There are websites available that can help you find and compare local surveyors. It’s a great way to shop around and find the right fit for your needs and budget.

A great place to start is to use the RICS find a surveyor tool.

While not legally required, a house survey is a smart move when you’re buying a property. We know it might feel like another expense in an already costly process, but it’s an investment that could save you money and stress in the long run.

Why get a survey? Your surveyor could uncover potential issues that might affect the home’s value and your decision to buy. Such as structural problems or hidden defects that aren’t visible during a casual viewing

The survey results can be a powerful tool. Found an issue that’ll cost £8,000 to fix? You could negotiate the price down or ask the seller to resolve it before you move in. In some cases, the survey might even reveal deal-breakers that change your mind about the purchase.

We particularly recommend a survey if:

• You’re concerned about any part of the property
• You’re unsure about its overall condition
• It’s an older or unusual building
• The property has special features like a thatched roof or timber frame
• It’s a listed building

Absolutely. It’s important not to confuse a house survey with a mortgage valuation – they serve different purposes and provide very different levels of detail.

A mortgage valuation is a quick once-over that’s done for your lender’s benefit. It’s mainly to confirm the property’s value and ensure its suitable security for the loan. Think of it as a brief check to make sure the lender isn’t taking too much risk.

A house survey, on the other hand, is all about you. It’s a thorough inspection that gives you a detailed picture of the property’s condition. Your surveyor will examine the structure closely, flagging any issues or potential problems. It’s like having a property expert on your side, helping you understand exactly what you’re buying.

While your lender will usually require a mortgage valuation, we strongly recommend getting a house survey. It’s the best way to get a comprehensive understanding of your potential new home and avoid any costly surprises down the line.

It's important to note that while conveyancers play a crucial role in the home-buying process, their responsibilities do not extend to verifying the physical condition of the property.

The legal work they perform in conveyancing, such as checking property titles, reviewing contracts, and handling the transfer of ownership, does not include an assessment of the property's structural integrity, potential defects, or overall state of repair.

Check out our guide to conveyancing here.

That’s why it’s crucial to have a professional house survey – it fills the critical gap in the home purchase journey.

Unless you can prove deliberate deception by the seller regarding known property defects, you generally have no legal recourse against them for issues with the property's condition discovered after purchase. This underscores the importance of thorough inspections and surveys before finalising a property transaction.