Understanding the importance of a house survey before buying

What is a house survey?

A house survey is a professional inspection of a home that checks its condition and flags any issues you should know about before buying.

Depending on the type of survey you choose, it could highlight anything from small maintenance jobs to major structural problems that might be expensive to fix.

Why surveys are important

A property might look great when you view it, but that doesn’t always mean it’s in good condition. A survey can help you understand what you’re buying and flag potential problems, to help you avoid nasty surprise costs further down the line.

It’s worth getting one to:

• Spot potential problems: A survey can uncover issues you might not see yourself, from damp and roof damage to more serious structural concerns.

• Understand the costs: If repairs are needed, you’ll know what they could involve and cost. This could help you decide whether the costs are worth it and to go ahead with buying the property, or renegotiate your offer.

• Make a more informed decision: A survey gives you a better idea of the property’s condition, helping you decide whether it’s right for you and your budget.

• Check boundaries and legal concerns: If you’re unsure where your property ends and the neighbour’s begins, extra checks can help clear things up.

• Help with selling in the future: Knowing more about your property’s condition can help you keep on top of maintenance while you live there. Plus, when it’s time to sell, having records of repairs and improvements can also be useful to prospective buyers.

A house survey can do more than flag potential problems, it can help you make a more informed decision about the property you’re looking to buy.

RICS consumer research found that 23% of respondents negotiated the property’s price based on their house survey findings, while 25% started budgeting for necessary repairs.

It’s a useful reminder that understanding a property’s condition before you buy can help you plan ahead and avoid unexpected surprises.

What are the different types of house survey?

There are a few different types of property survey, and the right one for you will depend on the home you’re buying.

Not every survey is suitable for every property. Flats, for example, can have shared or communal areas that affect what the surveyor can inspect, so you’ll need to choose a survey that suits the type of property you’re buying.

Some give you a general overview of its condition, while others are much more in-depth and detailed.

The difference between surveys and searches

Surveys and search both play a part in the homebuying process, but they look at different things:

• Property searches look at the property title deeds, boundary information, land covenants and other things in the local area that might affect the property. For example, a mining search checks whether there are any old mine shafts nearby and if mining could cause subsidence.

• Property surveys involve physically inspecting the home to check its condition and flag any potential problems, such as damp or structural issues. For example. that creak you heard on the stairs could just be a plank that needs replacing – or a sign of more long-term damage. A property search finds this out, so you can know the place you’re buying is not falling apart.

Mortgage Valuations

If you’re getting a mortgage, your lender will usually arrange a mortgage valuation to check whether the property is worth the amount they’re lending you.

A valuation isn’t the same as a survey and it’s not designed to uncover every repair or maintenance issue. It’s mainly for your lender’s benefit, so it’s a good idea to arrange a separate house survey for your own peace of mind.

RICS Level 1 Home Survey

If you want a basic overview of a property’s condition, an RICS Level 1 Home Survey could be a good starting point.

Previously called a ‘condition report’, this survey highlights visible defects and potential issues using a traffic-light rating system:

• Green: No action needed

• Amber: Issues might need further attention or investigation

• Red: Significant and serious repairs are needed

It doesn’t go into detail about repairs or ongoing maintenance. If you’re buying an older property or one that needs work, an RICS Level 2 or Level 3 Home Survey could be a better choice.

RICS Level 2 Home Survey (HomeBuyer Report)

Previously called a HomeBuyer Report, an RICS Level 2 Home Survey is a good option if you want to get a better feel for what you’re buying.

It goes into more detail than a Level 1 survey, checking for issues such as damp, subsidence and other defects. Your surveyor will also highlight areas that could need repairing or further investigation, helping you understand what sort of work could be involved, as well as the extra costs to consider.

You can also choose a Level 2 survey that includes a valuation and an estimate of how much it would cost to rebuild the property, which can be useful when working out how much buildings insurance you need.

RICS Level 3 Home Survey (Building Survey)

Buying an older property, a home that’s been significantly altered or somewhere that needs a bit of work? An RICS Level 3 Home Survey (previously known as a Building Survey) could be the right choice.

It’s the most detailed of the RICS survey options, and usually the most expensive, but the extra insight could be worth the cost.

Your surveyor will take a closer look at the construction and condition, flagging potential problems, explaining what needs repairing and highlighting where costs could add up.

It can be especially useful if you’re planning renovations or want to get a better idea of potential repair costs before you commit to buying.

Not every lender asks for such a detailed report, but if you’re buying an old property or one with unusual construction techniques, it’s recommended.

Professional snagging surveys for new builds

Buying a brand-new home? You might expect everything to be perfect, but even new-build homes can have issues with the finish or workmanship.

A professional ‘snagging survey’ checks for typical such as poorly fitted doors, uneven flooring, damaged surfaces or faults with fixtures and fittings. The surveyor puts together a report of anything that needs attention, so you can share it with your developer to get the issues sorted.

It’s a good idea to arrange a snagging survey before you move in, so you can raise any problems early.

A snagging survey focuses on the finish, but it won’t cover everything a full house survey would. If you’re worried about the property’s construction or want a closer look at its overall condition, you could get a separate RICS Home Survey too.

You won’t necessarily need both, so think about the checks that make sense for you and your new home.

What to do if your survey flags problems?

Finding problems in your survey report doesn’t automatically mean you should walk away from the property. The next step is to understand what the issues mean and what it takes to put them right.

1. Speak to your surveyor. Ask them to talk you through the report and explain any issues you’re unsure about.

2. Find out what the repairs could cost. Get quotes from qualified tradespeople so you know how much any repairs could set you back.

3. Consider your options. You could ask the seller to lower the price, see if they’ll arrange repairs or decide the property isn’t right for you.

4. Take your time. There’s no need to rush into a decision. Weigh up your options and get professional advice if you’re unsure about what to do next.

House survey costs

How much you’ll pay for a property survey depends on the type you choose and the home you’re buying.

Here’s an overview of the typical costs you can expect to pay for each type of property check. 

Surveys and your mortgage application

Every mortgage lender has different requirements when it comes to survey requirements. They’ll likely arrange a valuation to check the property is worth what you’re asking to borrow, but this isn’t the same as a house survey.

While you won’t usually need a survey to get a mortgage or buy a home, it’s still a good idea to help you understand more about the property you’re looking to buy.

If a serious problem comes to light, such as subsidence, it could affect your mortgage application.

Not sure which survey is right for you? Speak to a mortgage adviser to talk through your options. You can also find more tips and advice in your guide to buying a house.