No, you are not legally required to get a house survey, though there is one exception – sellers in Scotland are legally required to provide a Home Report, which includes (amongst other things) a house survey. If you aren’t based it’s Scotland it’s well worth getting a survey for a few hundred pounds. Especially given that a house is probably the most expensive thing you’ll ever buy, There are three tiers of survey – RICS 1, RICS 2, and RICS 3. The difference between each one is how thorough they are. Newer properties usually only need something called a snagging survey, whilst older properties and listed buildings will probably need a more thorough examination. In this jargon-buster of a guide, we’ll walk you through the options and what they mean.
“A survey is less about finding faults and more about giving you an overview of the condition of the home you’re buying. A survey costs a few hundred pounds, which may seem like a lot, but it can save you thousands, especially if you’re buying an older home or planning renovation work.
A detailed report helps you spot issues early, compare quotes, and negotiate fairly. Whether the home you want to buy is new or old, a survey helps ensure you start your ownership on solid ground.”
Rachel Geddes
Strategic Lender Relationships Director
Which sort of house survey do I need?
You’ve had your offer accepted. Brilliant news! Now comes a big question that you may not have considered: which house survey do you need?
Don’t worry. There are only a few types of house survey, and picking the right one is easier than it looks.
Most surveys follow the three RICS survey levels, set by the Royal Institution of Chartered Surveyors (RICS).
RICS Level 1 – Home Survey (Condition Report)
RICS Level 2 – Home Survey (HomeBuyer Report)
RICS Level 3 – Home Survey (Building Survey)
Which one you need largely depends on the property you’re buying.
Do you need a house survey?
It isn’t compulsory, but most buyers find it’s worth every penny. When you’re about to spend hundreds of thousands of pounds on a property, having a professional surveyor check it over can save you from some really nasty surprises later.
A house survey is an expert check of a property’s condition. It tells you what’s in good shape and what might need work. You get that information before you exchange contracts, when you can still act on it.
Why surveys aren’t compulsory
There’s no legal requirement to get a survey and mortgage lenders won’t force you to get one either. They will require a valuation, however.
So, you can buy a home without a survey – but you’re taking on the risk that something expensive (think damp behind walls or a dodgy roof) might be hiding beneath the surface.
The cost of repairs after buying
Plenty of buyers skip a survey to save money, only to spend far more on repairs once they move in. A leaking roof could cost anywhere from a few hundred pounds to well over £10,000 to fix if you need to replace the roof – it all depends on the extent of the damage. Damp treatment can also run into the thousands. The point is, even small issues can add up quickly when you're already juggling moving costs.
A survey gives you a heads up before exchange of contracts, when you still have options. And if any of these things are spotted, it gives you leverage when negotiating on the cost of the house. After all, why should you pick up the bill for a defect that existed when you bought the house?
Peace of mind before you exchange
For most people, a survey is about reassurance. It’s a professional “is this place actually sound?” check. If everything comes back fine, brilliant – you can move forward with confidence. If not, you’ve got time to renegotiate, ask the seller to fix things, or walk away.
Mortgage valuation vs house survey: What’s the difference?
This is one of the most common points of confusion for first time buyers. Your lender will arrange a mortgage valuation, but that’s not the same as a survey.
What a mortgage valuation checks
The valuer looks at the property and estimates what it’s worth.
They want to know that if anything went wrong and the lender had to repossess the home, they could sell it and recover the loan.
Why a valuation isn’t a survey
A valuation is quick and light-touch. It won’t look at the condition of the roof, the walls or the wiring in detail. It won’t give you a list of repairs either.
Who the valuation is for
The valuation is for your lender, not for you. Even though you usually pay for it, the report is there to protect their lending. A survey is for you. It’s your chance to get the full picture of the home you’re buying.
What are the different types of house survey?
The names are a little confusing, but what they mean is pretty straight-forward. Surveys from members of the Royal Institution of Chartered Surveyors (RICS) come in three levels. The more detailed the survey, the more it tells you.
RICS Level 1 Home Survey (Condition Report)
A Level 1 survey is the most basic option. It gives you a general overview of the property’s condition using a simple traffic light system.
Ideal for:
Newer homes
Properties in good condition
Buyers who want reassurance but don’t need detail
It won’t include advice on repairs or investigate issues in depth.
RICS Level 2 Home Survey (HomeBuyer Report)
A Level 2 survey includes everything in Level 1, plus:
More detailed inspection
Advice on repairs
Information on potential issues
A market valuation (optional)
Ideal for:
Most modern homes
Standard properties in reasonable condition
RICS Level 3 Home Survey (Building Survey)
This is the most thorough survey available. It’s sometimes called a “full structural survey”.
A Level 3 survey includes:
An in-depth inspection of the entire property
Detailed explanations of defects
Advice on repairs, costs and timelines
Structural considerations
Ideal for:
Older, period or listed homes
Properties needing renovation
Homes with unusual construction
New build snagging survey
If you’re buying a brand-new home, a snagging survey checks for small defects the developer may have missed – things like wonky doors, cracked plaster, poor finishing or faulty fittings.
New build snagging helps you spot these so you can ask the builder to fix them. It’s different from the three RICS levels, as it’s about the quality of the finish.
Specialist surveys (damp, structural, drainage)
Sometimes your surveyor will suggest a closer look at one thing.
Specialist surveys can investigate:
Damp
Timber decay
Structural movement (such as subsidence)
Drainage issues
Roof problems
These are usually recommended if your main survey flags a concern.
Which house survey is right for your property?
The right survey depends on the age, condition and type of home. Here’s a simple guide.
If the home is fairly modern and looks well looked after, a Level 1 survey may be enough. A Level 2 gives you a bit more detail if you’d like extra reassurance.
Older homes have charm, and they also have their own quirks. Think thick walls, old timber and lots of past changes. A Level 3 building survey is usually the best survey for an older property. It’s especially useful for a listed building, where repairs might need special materials or skills.
Planning to knock down a wall or add an extension? Go for a Level 3. It gives you a detailed look at the structure, which helps you plan the work and get realistic quotes.
You won’t usually need a Level 1, 2 or 3 survey on a brand-new home. A snagging survey is the one most buyers choose. It helps you list any little jobs for the builder to finish.
For a flat, the surveyor looks at your home and the parts they can get to, such as shared stairs. They won’t read the lease, though. Your conveyancer does that. Level 2 suits many flats, but a Level 3 might be better in an older block.
How much does a house survey cost?
So, how much is a house survey? Prices vary, so treat these as a rough guide. Quotes from surveyors will give you the exact figure.
Typical costs by survey level
Level 1: often around £300 to £900
Level 2: often around £400 to £1000
Level 3: often around £630 to £1,500 or more
Snagging survey: Costs vary but are usually in the hundreds of pounds.
What affects the price
The house survey cost depends on a few things:
Property value – higher value homes often cost more to survey
Size – larger homes take longer to inspect
Location – prices vary across the UK
Complexity – older or unusual properties may cost more.
How to arrange a house survey
Booking a survey is straightforward. Here’s how it works.
Find a RICS-registered surveyor
Pick a RICS surveyor who’s registered. This means they’re properly qualified and follow clear standards. You can search the RICS website yourself, but many people choose to ask their estate agent, conveyancer or mortgage adviser for suggestions. It’s worth getting two or three quotes.
When to book your survey
Most buyers book their survey once their offer is accepted and the conveyancing process has started. The sooner you arrange it, the sooner you’ll know if the property is sound – and the more time you have before exchange of contracts.
Working with your conveyancer
Your conveyancer is there to help. Send them a copy of the report so they can raise any questions with the seller’s side. They can also check the legal points that a survey doesn’t cover, such as the lease on a flat.
What to do if your survey finds problems
Don’t panic – this is exactly why you got a survey. Almost every home has something. The aim is to know what you’re taking on.
Getting quotes for repairs
Ask a few trusted tradespeople to quote for any work the surveyor mentions. That gives you real figures to work with, rather than guesses. Again, your estate agent or conveyancer can make suggestions if you’re doing this for the first time or buying in a new area.
Renegotiating the price
Renegotiating the price after a survey is more common than you’d think. If the repairs are bigger than you expected, you can ask the seller to lower the price. Share your quotes and the surveyor’s report to back this up. Many sellers are open to a fair chat.
Asking the seller to fix issues
Another option is to ask the seller to sort the problem before you complete. This works well for jobs like fixing a leak or replacing a few roof tiles.
When to walk away
Sometimes the issues are too big, or the seller won’t budge. In this situation, it’s fine to step back. That might feel disappointing, but it can save you from a costly mistake. Better to walk away now than face huge bills later.
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Something to bear in mind...
Frequently asked questions
You don’t need a Level 1, 2 or 3 survey for a new build, but a snagging survey is a good idea. It helps you spot any little jobs to raise with the builder.
Yes, in most cases. The HomeBuyer Report is the long-standing name for a Level 2 survey. Check what your surveyor includes, so you know exactly what you’re getting.
The visit itself usually takes a few hours, depending on the size of the property and the survey level. You’ll normally get the report within a few days.
It’s best not to. A survey is written for the person who paid for it, so you can’t rely on it. Booking your own means the advice is for you.
Your lender doesn’t normally need it, as they carry out their own valuation. If you’ve had a survey that flags big issues, tell your adviser. It could affect your plans.