Buying a property is probably the biggest investment you’ll ever make. So it makes sense to seek an objective appraisal and have a thorough Home Survey to highlight any defects, issues and associated repairs needed to put things right.
One common thing we’re asked by clients is what are the biggest red flags on a house survey. Whether you are a first-time buyer or an existing homeowner, being aware of the condition of the property is important, not only for your own peace of mind, but also in order to make informed decisions on any actions that need taking. Red flags identified in a survey can also affect the property value and should be carefully considered. A proper survey conducted by a chartered surveyor will also help you to ascertain an accurate valuation of the property, to avoid property underinsurance – which can be very costly.
If you are nervous about a Home Survey, you can alleviate a lot of your worries by knowing what you’re up against. With that in mind, let’s highlight five of the most common issues we’ve seen on house surveys, and what they can mean for a prospective buyer.
What are property surveys?
A property survey is an essential part of the home buying process, giving buyers a clear and detailed understanding of the property’s condition before they commit to a purchase. Conducted by a professional surveyor, a property survey involves a thorough inspection of the property’s structure, identifying any potential issues or defects that could affect its value or require repairs. The survey report produced at the end of this process provides buyers with a comprehensive overview of the property, including any necessary repairs and recommendations for further investigation if needed.
There are different home survey levels available, such as the RICS Home Survey Level 2 (HomeBuyer Report) and Level 3 (Building Survey), allowing buyers to choose the most appropriate option for their needs and the type of property they are considering. By reviewing the survey report, buyers can make informed decisions about their property purchase, negotiate the purchase price if issues are uncovered, and plan for any repairs that may be required. Ultimately, a property survey is a valuable tool for protecting your investment and ensuring you know exactly what you’re buying.
What type of house survey should I choose?
Before we look at the most common HomeBuyer Report problems, it’s important to quickly explain the differences between the two types of survey: a Building Survey and a HomeBuyer Survey
At a glance:
If the residential property is a conventional property – meaning it was built after 1900 with common materials and is in a reasonable condition then a HomeBuyer Survey is usually the one you need.
If the property is listed, was built pre-1900, has undergone major alterations or extensions, or requires a lot of work, then a Building Survey is the right choice. Both surveys should include an in-depth examination of the main building and any permanent outbuildings. However, there are important differences.
Check out our handy infographic for more information.
Each property is unique, so to be 100% sure about what you need, get in touch with the team at Robinson Elliott Surveyors. We’ll be able to provide you with the advice and guidance you need in order to make the right decisions for you.
Benefits of a house survey
Commissioning a house survey offers a range of benefits that can save buyers time, money, and stress during the property purchase process. One of the main advantages is the early identification of potential issues, such as structural movement, damp problems, or hidden repair needs, which might not be obvious during a standard viewing. By uncovering these problems before you buy, you can factor the cost of repairs into your budget or use the findings to negotiate a lower purchase price with the seller.
A house survey also provides peace of mind, reassuring buyers that they are making a sound investment and helping them avoid unexpected costs after moving in. The surveyor’s report gives a clear picture of the property’s condition, allowing buyers to make well-informed decisions about whether to proceed with the purchase, request repairs, or even walk away if serious issues are found. In short, a house survey is a smart step that helps buyers protect their finances and make confident choices when buying a house.
Common Issues Found in a HomeBuyer Report
1) Detecting damp
Damp is one of the most common house survey problems that we find. Penetrating damp is caused when water gets into a house from the outside, from leaky roofs or rising damp, for example. In many cases, however, damp is caused by condensation and poor ventilation inside the property. Damp issues can have a significant impact on the property’s structure if left untreated.
Dampness can also cause wet rot, found both externally and internally, and dry rot is usually found in cellars and basements. If damp is detected, your survey should reveal the cause of the damp so you understand what needs to be repaired and how.
2) House survey roof problems
We often find that inadequate insulation and ventilation in roof spaces, blocked and overflowing gutters, and cracked tiles are three of the most frequent issues. Your survey should include inspection of the roof, chimneys and high-level surfaces. From the inside, roof spaces and roof structures should be checked, where accessible. The surveyor will assign a condition rating to each issue found, using a traffic light system to indicate the severity. Serious problems with the roof, such as extensive damage or structural concerns, may require the attention of a specialist.
3) Lack of test certification
It’s important to check the safety of electrics inside a property, and these should be tested every ten years. No electric test certification is a common house survey problem. While a survey will not check the condition of the electrics, ensure that you have an Electrical Installation Condition Report done to make sure your new home is safe.
Not having a Boiler Test Certificate is a problem we find time and again in home surveys. Boilers need to be tested every year. Vendors should be able to provide a Gas Safety Record showing a qualified Gas Safe registered engineer has checked all appliances and pipework.
4) No smoke or carbon monoxide alarms
Smoke and carbon monoxide detectors are essential for safety in every residential property. However, not all property owners are diligent in installing them. A HomeBuyer Survey will identify if either are missing, so keep an eye out for this.
5) No building regulation approval for extensions and alterations
Your vendor should have approved documents for any extension or alteration work they have carried out that needed to be compliant with Building Regulations. This could range from garden exertions to loft spaces, to buying a house with solar installations. It is possible to obtain retrospective building control approval, known as ‘regularisation’. You may wish to request this from the current owner or renegotiate the price of the property to account for this.
Are cracks a serious problem in house surveys?
Home buyers understandably get nervous about any external or internal cracks in the property they want to buy. We often get asked about this. Not all cracks are serious and a survey will reveal whether they are a major problem. The underlying issue causing the cracking will often be identified as part of the HomeBuyer survey. However, some cracks may contribute to structural issues in the property, and, if left unaddressed, can result in structural damage. It’s best to get them checked out by an expert for further investigation.
Find more information on cracks in properties on our Frequently Asked Questions page.
Cracks in house walls – what you need to know
Do house survey problems lead to failure to complete a purchase?
Surveys don’t always reveal something bad. However, if your survey does reveal something serious or worrying, it gives you the objective information you need to work out what to do next.
Learn more about what to do after a bad home survey report here.
It will help you make an informed decision on whether you want to continue with the buying process and seek quotes on the cost of repairs. Repair costs can be a significant factor in deciding whether to proceed with the purchase, as unexpected expenses may arise. Survey costs can also vary depending on the type and complexity of the survey required, so it is important to consider these when budgeting. The survey could be used as evidence to help you renegotiate the price and factor in the cost of putting things right, keeping in mind that both repair and survey costs may vary depending on the extent of the issues uncovered.
Working with chartered surveyors
Choosing to work with a chartered surveyor is one of the best ways to ensure your property survey is thorough, accurate, and impartial. Chartered surveyors are members of professional bodies such as the Royal Institution of Chartered Surveyors (RICS), which means they adhere to strict standards and have extensive training in assessing all types of properties. Their expertise allows them to identify hidden issues, assess the property’s structure, and provide clear, actionable advice in their survey reports.
When working with a chartered surveyor, it’s important to communicate your concerns and ask questions about the survey process. A good surveyor will be happy to explain their findings, discuss any red flags, and advise you on the next steps – whether that’s seeking further investigation, negotiating the purchase price, or budgeting for repairs. By relying on a qualified professional, you can trust that your home survey will give you the information you need to make informed decisions and protect your investment.
What should I do if red flags are found in the survey?
If your report comes back with several issues, you need to first understand what these mean for the sale of the property. You will need to address any issues identified in the survey before proceeding. It is normal to expect some issues to be found in most surveys, so don’t be alarmed. Dealing with the findings may involve seeking professional advice or negotiating with the seller to resolve major concerns.
From here, you have several options:
- Discuss the findings with your surveyor
- Get a second opinion
- Negotiate the price of the property to cover the cost of the work or repairs
- Pull out of buying the property
We advise speaking first with your surveyor so that you understand their findings and what they mean. We always speak with our clients after a home survey so that they acknowledge exactly what we’ve found.
In essence, a property survey is a vital part of the home buying journey, offering buyers the knowledge and confidence they need to make informed decisions. By identifying potential issues early, a survey can help you avoid costly surprises, negotiate a fair purchase price, and ensure your new home is a sound investment. Whether you’re buying your first house or adding to your property portfolio, investing in a professional survey is a smart move that can save you money and stress in the long run. If you’re ready to take the next step or want to learn more about the survey process, contact our team of chartered surveyors today for expert advice and support.
Find out more about HomeBuyer Surveys
If you would like to find out more about how much it would cost to produce one of our detailed HomeBuyer Surveys, please do not hesitate to contact our team of Chartered Surveyors at Robinson Elliott Surveyors.
We cover a wide range of areas across the South East of England, including Sussex, Surrey and Kent.
