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Key takeaways:
- A property survey is a professional inspection that identifies defects and potential issues before you buy
- Three main types: Level 1 (£300-£900), Level 2 (£400-£1,000), Level 3 (£630-£1,500+)
- Book your survey after offer acceptance but before exchanging contracts
- Survey problems give you options to renegotiate price, request repairs, or walk away
- Choose a RICS qualified surveyor and get quotes from 2-3 providers before booking
Had an offer accepted on a house? Great news, you’ll likely want to get a survey done. A survey is a professional inspection of a property that checks the condition and identifies any issues that could need addressing. While not legally required, many buyers get a survey to avoid any surprises later down the line.
What is a property survey?
A property survey is a detailed examination of a building carried out by a RICS qualified surveyor. The surveyor will visit the property and inspect everything from the roof and walls to the foundations and internal structure, looking for signs of damage, wear, or potential issues.
The surveyor then produces a report that gives you an honest assessment of the property's condition.
This isn't just a quick once-over - it's a thorough investigation that can uncover hidden problems like damp, structural damage, or issues with the roof that you'd never spot during a normal house viewing. The report will also highlight any urgent repairs needed and give you an idea of ongoing maintenance costs.
Why do you need a property survey?
A survey protects you from expensive mistakes. Properties can look perfect on the surface but have serious underlying issues that could cost tens of thousands to fix. A survey reveals these problems before you commit to buying, giving you the chance to negotiate the price down, ask the seller to fix issues, or walk away entirely.
Beyond finding problems, surveys also give you peace of mind. You’ll know exactly what you’re buying and can budget for any future maintenance or repairs.
What are the different types of property surveys?
The type of survey you need will depend on several factors, here’s a breakdown of the types of surveys:
Level 1 Survey (Condition Report)
- Cost: £300 - £900
- Best for: Newer homes (less than 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
- What you get: The most comprehensive review, including full structural assessment and potential repair cost
Learn more: Types of house surveys and how much they cost
When should you get a property survey?
You should arrange your survey after your offer has been accepted but before you exchange contracts. This timing is crucial - once you've exchanged contracts, you're legally committed to the purchase and can't back out without losing your deposit.
There's a number of things you need to think about when moving, take a look at our Moving house checklist 2025 to keep on top of your move.
Most buyers book their survey as soon as their offer is accepted, alongside instructing their solicitor and applying for their mortgage. The survey typically takes place within 1-2 weeks of booking, and you'll receive the report shortly after.
Don't wait too long to arrange it though. You'll need time to review the findings, discuss any issues with your conveyancer, and potentially renegotiate with the seller if problems are discovered. Leaving it until the last minute could delay your purchase or leave you rushing into a decision you might later regret.
Learn more: The conveyancing process timeline
What happens if the survey finds problems?
If your survey uncovers issues, you’ve got a few options. For minor problems like repairs or cosmetic issues, you might decide to simply proceed as planned and deal with them yourself later.
For more serious problems, you can use the survey report to renegotiate. You might ask the seller to reduce the purchase price to cover the cost of repairs, or request that they fix the issues before completion. Many sellers are willing to negotiate rather than losing the sale where time and money have already been invested.
If the problems are severe – like major structural damage or subsidence, you might decide to walk away entirely.
Your surveyor can help you understand the implications of any issues found and advise on the best course of action.
How do I find a surveyor?
Look for surveyors who are members of the Royal Institution of Chartered Surveyors (RICS). This ensures they’re properly qualified and regulated. A great place to start your search is by using the RICS find a surveyor tool.
Get quotes from at least two or three surveyors before making your decision. Prices can vary significantly, and you’ll want to compare what’s included in each quote.
Consider their experience with your property type. If you’re buying a listed building, period property, or one with unusual construction, look for someone with the relevant expertise. Most surveyors will be happy to discuss your specific requirements over the phone before you book.
Once you’ve picked a surveyor that you’re happy with, they’ll typically need 1-2 weeks’ notice to arrange the inspection, although it could be longer, depending on their availability and your timeline. Also, don’t forget that you’ll need access to the property for the surveyor, so you’ll need to get permission from the seller and their estate agent for an agreed time and date.
What is a property survey FAQs
How much does a property survey cost?
Property surveys typically cost between £300-£1,500 depending on the type you choose. A basic Level 1 survey costs £300-£900 while a Level 3 survey for older or unusual properties can cost £630-£1,500+.
Do I need to do a survey as a seller?
No, sellers don't need to arrange surveys. It's the buyer's responsibility to get a survey done if they want one. However, some sellers choose to get a survey done beforehand to identify and fix issues before marketing their property.
Learn more: What happens after I’ve accepted an offer?
How long does a survey take?
A typical survey takes 2-4 hours to complete on-site, depending on the property size and survey type. You'll usually receive the written report within 3-10 working days after the inspection.
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