What happens during a property survey?
A property survey is an inspection by a qualified surveyor who assesses the condition of a home and reports the defects they find. In England you can choose between survey levels, from a basic condition report to a detailed building survey. The visit usually takes one to four hours and the written report follows within days.
A survey is the one part of the buying process carried out on your behalf, at the property, by someone whose only job is to tell you what is wrong with it. It is optional, but it is often the cheapest way to avoid an expensive surprise.
Which survey level should you choose?
RICS defines survey levels so you can match the depth of inspection to the property. Newer, conventional homes in good order need less than older, altered or unusual buildings.
- Level 1, a condition survey: a straightforward overview flagging urgent issues, suited to newer conventional homes.
- Level 2, a homebuyer survey: a more detailed inspection with advice on defects and maintenance, sometimes including a valuation.
- Level 3, a building survey: a thorough analysis for older, larger, altered or unusual properties, including likely causes and repair options.
What does the surveyor inspect?
The surveyor looks at what is visible and reasonably accessible: roof coverings, walls, windows, damp indicators, timber, drainage covers, services and signs of movement. They do not lift fitted carpets, open up walls or test appliances.
Anything they cannot see is normally recorded as a limitation, and they may recommend a specialist follow-up, for example a damp, electrical or structural report.
What should you do with the report?
Read the summary first, then the items rated as urgent. Ring the surveyor: most are happy to talk through what a finding means in practice, and that conversation is often more useful than the document.
Get quotes for significant work before deciding whether to renegotiate. A specific figure is far more persuasive to a seller than a general concern.
Key takeaway
Choose the survey level that fits the property, not the cheapest option by default, and always speak to the surveyor about anything you do not understand in the report.
Frequently asked questions
Is a survey required when buying a house?
No, a survey is optional in England. Your lender's valuation is not a survey and is carried out for the lender's benefit, so many buyers arrange their own inspection as well.
How long does a survey take?
The inspection itself typically takes between one and four hours depending on the survey level and the size of the property. The written report usually arrives within a few working days.
Can I renegotiate after a bad survey?
Yes. Buyers often ask for a price reduction or for work to be completed before exchange. The seller is not obliged to agree, so supporting your request with written quotes helps.
Questions to ask
MyMoveMate gives you a prepared set of questions for your surveyor, so the follow-up call covers what matters instead of what you remember in the moment.
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