Why is a survey so important? The answer couldn’t be simpler – a professional survey will tell about the property you’re buying, warts and all. A house survey is a detailed inspection carried out before purchasing a property, helping you identify issues, guide negotiations, and ensure you understand the true condition of the home. Property is expensive and you need to know exactly what you’re getting for your money.
Qualified surveyors are trained to examine buildings and assess their conditions. A property surveyor is a specialist who inspects both the exterior and interior of a property to identify any issues and provide an expert report. Property professionals, such as surveyors, bring valuable expertise and knowledge to property assessments. That includes identifying any issues which could cost you money to put right. As a result, when you buy your new home, you’ll have a clear idea of how deep you will have to dig to put it in good order. Alternatively, a survey which finds no problems will allow you to buy in full confidence, without worries.
A house survey is not a legal requirement, but it is strongly recommended to help you make an informed decision and negotiate the property price effectively.
What do surveyors do?
Surveyors are responsible for examining flats and houses as specified by RICS, the Royal Institute of Chartered Surveyors. RICS is the professional body for surveyors, and governs the qualifications needed for membership, and also specifies the way in which surveys are presented. As a result, surveys are easier to understand by members of the public, and there is consistency across the profession.
There are three different levels of RICS surveys, designed for different types of property:
Home Survey (Level 1) is the most basic report, and provides a short overview of a property’s condition. Level 1 surveys are suitable for new and recently built homes. The property type will influence whether this level of survey is appropriate.
Home Buyer Report (Level 2) takes a more detailed look at the inside and outside of the building, and records any defects. Level 2 surveys are usually the right choice for homes built after 1900, as long as they haven’t been empty for a long time. The property type, age, and condition should be considered when choosing this survey.
Building Survey Report (Level 3) involves a thorough inspection of as much of the property is physically accessible, with the findings reported in detail. Level 3 surveys are advised for homes built before 1900, or if they are listed, renovated or built from unusual materials. Older properties, in particular, often require a full structural survey due to potential issues related to age and construction.
You can also add a market valuation report to a Level 2 or Level 3 survey, which can be useful for obtaining mortgage finance and buildings insurance. Including a property valuation as part of the survey process is important for assessing the property’s worth and can help in price negotiations. Both types of survey can also help in price negotiations.
What does a chartered surveyor do?
RICS sets out the qualifications, membership and professional standards for chartered surveyors. To be a chartered surveyor you need either:
- Relevant experience and an RICS-accredited degree
- 5 years of relevant experience and any bachelor’s degree
- 10 years of relevant experience operating at an advanced level by seniority, specialisation, or as an academic.
Clients of chartered surveyors can have full confidence in their professional abilities and conduct. Failure to comply with RICS standards can involve a range of sanctions, and limit the ability to work for clients under the RICS banner.
While anyone can undertake surveys, only RICS surveyors can supply their services with the reassurance of complying with the organisation’s professional standards. RICS surveyors typically follow established inspection practices, such as checking accessible areas like lofts and cupboards, but do not carry out invasive investigations unless specific issues are identified.
Types of surveys
When considering a property purchase, it’s important to understand the different types of surveys available and what each one offers. The main types of property survey are the RICS Home Survey Level 1, Level 2, and Level 3, each designed to suit different property types and buyer needs.
A Level 1 survey, also known as a Condition Report, provides a straightforward overview of the property’s visible condition. This type of survey is ideal for newer homes or properties in good condition, giving prospective buyers a basic snapshot of the property’s state without going into detail.
The Level 2 survey, or Homebuyer Report, is the most popular choice for buyers of conventional properties. This survey offers a more detailed inspection, covering both the inside and outside of the property, and highlights any significant issues that may affect its value or require attention. It’s suitable for most homes and provides a balanced level of detail for peace of mind.
For older, larger, or more complex properties, a Level 3 survey – commonly referred to as a Building Survey – delivers an in-depth analysis. This comprehensive survey is recommended for properties that are older, have been significantly altered, or are of non-standard construction. It provides a thorough assessment of the property’s condition, including advice on repairs and maintenance.
Both the Royal Institution of Chartered Surveyors (RICS) and the Residential Property Surveyors Association (RPSA) set the standards for these surveys, ensuring that buyers receive reliable and consistent information. Choosing the right type of survey is essential, as it can help you make an informed decision and avoid unexpected costs after purchase.
What do surveyors look for?
RICS gives detailed guidance on what needs to be covered in each type of survey. At Robinson Elliott we pride ourselves on doing much more than the bare minimum, so that all of our clients have all the information they need about the properties we examine.
In a Level 1 survey, surveyors will carry out a visual inspection, and report on the general condition of the property, including an overview of the property’s condition. The report will not include advice on repairs.
A Level 2 survey is much more thorough, and includes a detailed external and internal inspection. The scope includes windows, lofts, exposed floors, services, permanent outbuildings and grounds. Surveyors typically inspect main walls, boundary walls, bathroom fittings, central heating, and common services as part of this survey. The report will also cover repair and maintenance issues.
Level 3 goes into further detail and includes uncovering floors and walls to find hidden defects. Roofs, cellars and other parts of the building where access is possible also come under scrutiny. Surveyors will check the structural integrity of the property, including the roof structure, roof space, chimney breasts, and chimney stacks. The report will include the steps needed for repairs and maintenance, and will let you know about possible risks to anyone at the property.
To understand the differences between each type of survey, consider the way that different parts of the building are considered. Inspections are subject to accessibility and owner’s permission.
What do surveyors actually check?
Every building is potentially subject to deterioration, and may even suffer from flaws in construction from day one. Whether problems affect the general structure or specific features, buyers need to know about them before they commit to a purchase. Here’s a look at some important issues that surveys frequently uncover.
What do surveyors actually check in a building survey?
Every building is potentially subject to deterioration and may even suffer from flaws in construction from day one. Whether problems affect the general structure or specific features, buyers need to know about them before they commit to a purchase. Surveyors may also provide a property valuation, estimate the market value, supply an insurance reinstatement figure, and conduct a mortgage valuation as part of their report. They may check details required by a mortgage lender to support the lending process. Survey reports can also include an energy report and environmental impact rating, especially in Scotland, to inform buyers about the property’s energy efficiency and environmental effects. Additionally, parking arrangements are often included in the survey report. Here’s a look at some important issues that surveys frequently uncover.
In higher-level surveys, you will receive further explanation of risks and issues identified during the inspection.
How do surveyors check for damp?
Surveyors will visually inspect walls, floors and ceilings for any signs of damp such as moisture stains, discoloured wallpaper, mould (especially around windows) and rotten skirting boards. They will also be aware of any damp, musty odours which could be the result of water penetration.
More measurably, surveyors use hand help damp meters which give readings of electrical conductivity. They are either pin-type meters which measure the resistance between two pins pressed against a wall or other surface. Pinless meters use electromagnetic frequencies to look at specific areas. Meters are designed to read damp levels in both timber and masonry.
Surveyors will identify different types of damp. Rising damp usually occurs when there are flaws in a damp-proof barrier, and moisture rises from ground level up the wall. Penetrating damp is seepage into the fabric of a building due to problems such as rainfall spilling over blocked gutters. Condensation arises when most warm air condenses on cold walls, often due to a lack of ventilation.
Level 2 and 3 surveys will report on the extent and nature of any damp problems. One course of action may be to have a full damp survey conducted over a longer period of time to accurately diagnose the problem and possible solutions.
See more about damp in our blog What causes damp walls and what to do about it and Dry rot vs wet rot: what you need to know.
How do surveyors check for subsidence?
Subsidence is probably the most serious problem to fix on a property, involving potentially expensive underpinning and reinforcement works. Once the foundations of a building begin to shift, the result will be subsidence. The most obvious signs are:
- diagonal cracks in plaster on internal walls
- cracks in external brickwork
- doors or windows sticking
- rips in wallpaper which are not due to damp
The potential causes of subsidence may be the roots of trees or larger shrubs and bushes. Broken drains can result in shifting pressures on foundations as can any soil movement. A RICS surveyor will be able to identify whether there is subsidence and give an opinion on the likely cause. However, a specialist geological and/or drain survey may be necessary to understand the exact nature of the problem and possible solutions.
See more about Cracks in house walls – what you need to know.
Do surveyors check taps, windows, roofs and drains?
Surveyors will check whether taps are running without any problems, although they won’t examine inaccessible plumbing. Windows are given different checks under each level of survey, with either one window being opened, one window in each floor, or all windows. The survey will also examine the window frames and glass.
Surveyors will look at the roof when possible from external view points. Internal roof inspections are only from the access hatch for Level 1 surveys. For Level 2, surveyors will climb into the loft space but will not move any insulation or stored items. Under Level 3 standards, insulation and loft contents will be moved where possible for a fuller assessment of the condition of the roof.
Drain inspections do not fall within Level 1 surveys. Under Level 2 surveyors will lift accessible covers and visually inspect the drain. Level 3 surveys go further by seeing the drains in action with waste water running through them.
Do surveyors check electrics and boilers?
Surveyors will visually inspect electricity points and light fittings but electrical safety certificates should be provided by the seller. If the surveyor suspects that there are problems with the electrical system, they will advise that a qualified electrician carries out a full inspection.
Boilers are outside the scope of surveys. Vendors are obliged to tell buyers if there are any problems with the boiler, and a recent inspection report should be provided.
Survey reports
A survey report is the key document you receive after a property survey, and it plays a crucial role in the home-buying process. Compiled by a qualified RICS surveyor, the report provides a detailed assessment of the property’s condition, highlighting any visible defects, areas of concern, and recommendations for further investigation or repair.
The survey report will typically include a condition rating for different elements of the property, helping prospective buyers quickly understand which areas are in good order and which may need attention. This clear, structured approach allows buyers to prioritise repairs and budget accordingly.
In addition to identifying issues, the survey report may suggest further investigation if the surveyor suspects hidden problems that require specialist testing or more in-depth analysis. This could include recommendations for electrical inspections, drainage surveys, or structural assessments.
A comprehensive survey report is invaluable for negotiating the purchase price, planning future maintenance, and ensuring there are no costly surprises after moving in. By working with a qualified RICS surveyor, you can be confident that your survey report is accurate, thorough, and tailored to the specific property you are considering.
Survey costs
The cost of a property survey can vary significantly depending on the type of survey you choose and the size and complexity of the property. For a basic structural survey, such as a Level 1 Condition Report, you can expect to pay between £400 and £800. A more detailed Level 2 Homebuyer Report typically ranges from £500 to £1200, depending on the property’s value and location.
If you require a full structural survey, such as a Level 3 Building Survey, costs can start from around £1000 and increase for larger or more complex properties. Additional services, like a market valuation or a full structural survey for insurance purposes, may also add to the overall cost.
It’s important for prospective buyers to factor survey costs into their overall budget when purchasing a property. While it may be tempting to opt for the cheapest option, investing in the right type of survey can save you money in the long run by identifying issues before they become expensive problems. Always compare quotes from different surveyors and ensure you are clear about what is included in the price.
What are the benefits of a property survey?
Commissioning a property survey offers a range of benefits for prospective buyers, providing essential information and peace of mind before committing to a purchase. One of the primary advantages is the early identification of potential issues, such as structural movement, visible defects, or environmental impact, which could affect the property’s value or require costly repairs.
A detailed assessment from a qualified surveyor will also provide a clear condition rating for the property, helping buyers understand the true state of the home and plan for any necessary work. Survey reports often include recommendations for further investigation, ensuring that no hidden problems are overlooked.
Beyond the property itself, a survey can highlight important aspects of the local environment, such as planning permission or building regulations that may impact future alterations or extensions. This knowledge empowers buyers to make informed decisions and avoid unexpected legal or financial complications.
Ultimately, a property survey is an essential step in the home-buying process. It not only helps buyers negotiate the purchase price based on the property’s actual condition but also provides reassurance that they are making a sound investment. By working with a qualified surveyor, buyers can move forward with confidence, knowing they have a comprehensive understanding of their prospective new home.
Conclusion
Surveys are a vitally important way of protecting your investment in a new home, and are most reliable when undertaken by RICS surveyors. While surveys are not legally required, they are a non-negotiable condition for most lenders.
Choosing the appropriate survey for the type of property you are buying will save you from spending more than necessary. It is important to understand what is, and what isn’t, covered by different levels of survey.
Level 2 and Level 3 Survey reports give buyers details of issues which need attention, and allow buyers to work out future costs for making good any faults. To discuss the type of survey you need, and for quotes on costs, get in touch with Robinson Elliott Surveyors today.
