A home survey is one of the most valuable investments you can make when buying a property. It reveals hidden problems that could cost thousands to fix — and gives you the information to renegotiate the price, request repairs, or walk away before it is too late.
Types of Survey
The Royal Institution of Chartered Surveyors (RICS) defines three levels:
Level 1: Condition Report
| Feature | Detail |
|---|---|
| Cost | £300–£500 |
| Duration | 1–2 hours |
| Best for | New-build properties, modern homes in good condition |
| What it covers | Traffic light rating of property condition, urgent defects |
| What it doesn’t cover | No advice on repairs, no valuation, no detailed investigation |
Level 2: HomeBuyer Report
| Feature | Detail |
|---|---|
| Cost | £400–£700 |
| Duration | 2–4 hours |
| Best for | Standard properties built after 1900 in reasonable condition |
| What it covers | Visual inspection of accessible areas, damp meter readings, condition ratings, urgent issues, maintenance advice |
| What it doesn’t cover | Does not look behind walls or under floors, limited investigation of defects |
This is the most popular survey choice for most house purchases.
Level 3: Building Survey (Full Structural)
| Feature | Detail |
|---|---|
| Cost | £600–£1,500+ |
| Duration | 3–8 hours |
| Best for | Older properties (pre-1900), listed buildings, unusual construction, properties you plan to renovate |
| What it covers | Comprehensive inspection of all accessible areas, detailed description of defects, repair advice, cost estimates, investigation of problem areas |
| What it doesn’t cover | Specialist reports (electrics, gas, drainage) — these are recommended separately |
Which Survey Do You Need?
| Property Type | Recommended Survey |
|---|---|
| New build (under 10 years) | Level 1 or snagging survey |
| Modern house (1950s onwards) in good condition | Level 2 |
| Older house (pre-1950s) | Level 3 |
| Listed building | Level 3 |
| Property for renovation | Level 3 |
| Flat (leasehold) | Level 2 (plus check lease) |
| Unusual construction | Level 3 |
What Is NOT a Survey
Mortgage Valuation
Your lender’s valuation is not a survey. It simply checks:
- Is the property worth what you are paying?
- Is it adequate security for the mortgage?
It does not check the property’s condition or highlight defects. Many mortgage valuations are now done via desktop or drive-by — the surveyor may not even enter the property.
Common Issues Surveys Find
| Issue | Typical Repair Cost | Severity |
|---|---|---|
| Damp and condensation | £500–£5,000 | Medium |
| Roof problems | £1,000–£15,000 | High |
| Subsidence | £10,000–£50,000+ | Very high |
| Japanese knotweed | £2,000–£20,000 | High |
| Electrical issues | £2,000–£8,000 | Medium–High |
| Structural movement | £5,000–£30,000+ | Very high |
| Woodworm / rot | £1,000–£10,000 | Medium–High |
| Asbestos | £500–£5,000 (removal) | Medium |
| Drainage problems | £1,000–£10,000 | Medium |
What to Do With Survey Results
If Issues Are Found
- Don’t panic — most surveys find some issues; that is their purpose
- Assess severity — is it cosmetic (low concern) or structural (high concern)?
- Get quotes — ask specialists for repair estimates on significant items
- Renegotiate — use the findings to negotiate a lower price or ask the seller to fix issues before completion
- Decide — proceed (perhaps at a lower price), request repairs, or withdraw
Renegotiation Examples
| Survey Finding | Action | Typical Reduction |
|---|---|---|
| Roof needs replacing in 5 years | Negotiate based on estimated cost | £5,000–£10,000 |
| Damp in ground floor rooms | Request treatment before completion or price reduction | £1,000–£3,000 |
| Rewiring needed | Negotiate or plan for post-purchase | £3,000–£8,000 |
| Subsidence (underpinning needed) | Consider withdrawing | £10,000–£50,000 |
Finding a Surveyor
| Method | Pros |
|---|---|
| RICS Find a Surveyor | Accredited, regulated |
| Personal recommendation | Trusted quality |
| Online comparison | Compare prices |
| Your solicitor’s recommendation | Often local knowledge |
Key Questions
- Are you RICS qualified?
- Do you have experience with this property type?
- What is included in your fee?
- When can you inspect?
- When will I receive the report?
Additional Specialist Surveys
For specific concerns, you may need:
| Specialist Survey | When Needed | Cost |
|---|---|---|
| Electrical installation condition report (EICR) | Old wiring, no recent certificate | £150–£300 |
| Gas safety check | Standard requirement | £60–£100 |
| Drainage survey (CCTV) | Old drains, history of issues | £200–£400 |
| Asbestos survey | Pre-2000 buildings | £200–£500 |
| Japanese knotweed survey | If suspected | £200–£400 |
| Damp and timber specialist | If survey flags concerns | £150–£300 |
For the complete picture of buying costs, see our first-time buyer guide and conveyancing guide.
Your home may be repossessed if you do not keep up repayments on your mortgage. PocketWise provides information and guidance — we do not offer financial advice. Seek independent mortgage advice before making decisions about borrowing.