Do I need a Survey?

• you are looking to buy a very old or unusual property.
• the property has a thatched roof or is timber framed.
• the building is listed.
• you have any specific worries about any part of the property.
• you feel unsure about what sort of condition the property is in.

• Surveys should be carried out by qualified surveyors and members of the Royal Institute of Chartered Surveyors (RICS)
• If you can get a local surveyor they are likely to have a better knowledge of local market values

Does my mortgage lender undertake a Survey?

It is important to note that mortgage valuations are not Surveys and you cannot rely upon the mortgage valuation, as this is for the benefit of your mortgage lender not you.

The mortgage lender instructs a valuation to assess how much the property is worth, with a note about any major works that might be necessary and would possibly affect the property value. 

Types of Survey

There are a number of different types of Survey.

What you will want depends on the condition and age of your house, and how much you decide to spend:-

The RICS Home Survey Level 1 is the most basic – and cheapest – Survey. It is suitable if you are buying a conventional property built from common building materials and in reasonable condition. It was previously called a Condition Report.

The Level 1 Survey provides a ‘traffic light’ rating of the condition of different parts of the building, services and the grounds, showing problems that may require varying degrees of attention and an assessment of the relative importance of the problems. It also includes a summary of risks to the building, people and grounds. But the report doesn’t go into much detail and doesn’t include any advice nor a valuation.

A RICS Home Survey Level 1 can typically cost between £300-£900.

Previously called a Home Buyer Report or Homebuyer Survey, this mid-level Survey is a popular choice for most people buying a conventional property in reasonable condition. It covers everything you’d get in a RICS Home Survey Level 1, plus they check roof spaces and cellars. 

You’ll also get recommendations for further investigations where the property surveyor is unable to reach a conclusion with reasonable confidence. The report will also give advice on budget for any repairs and on the amount of ongoing maintenance required in the future RICS Home Survey Level 2 are offered with or without a valuation. If you opt for a Home Survey Level 2 with Valuation, it will also include a market value, an insurance reinstatement figure and a list of problems that the property surveyor considers may affect the value of the property.

An RPSA Home Condition Survey is equivalent to the RICS Home Survey Level 2. Offered by the Residential Property Surveyors Association rather than RICS, Home Condition Surveys are produced in a consistent, consumer friendly format. They’re independently checked to ensure consistency and quality. And you’ll get information like broadband speed, damp assessment and boundary issues.

While a RICS Home Survey Level 2 can generally cost between £400-£1000. A RPSA Home Condition Surveys typically cost between £400-£900.

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough Survey offered by RICS.

It is a good house Survey option if you’re buying a property over 50 years old, of unusual design, is a listed building or in poor condition; if you’re planning to undertake renovations or have any concerns about the property and while they are more expensive, they are thorough. 

The Level 3 Survey will include everything you would get in a RICS Home Survey Level 2, plus it will describe the identifiable risks and causes of potential or hidden defects in areas not inspected. It will outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair. Plus you’ll get recommendations in respect of the priority and likely timescale for necessary repairs.

While the RPSA Building Survey is the highest level of non-invasive survey from RPSA. You’ll get everything from the Home Condition Survey plus more comprehensive descriptions of construction and defects. It also gives explanations of how to go about rectifying defects and the consequences of not doing this. 

The RICS Home Survey Level 3 and RPSA Building Surveys can typically cost from £630 to £1500 or even more depending on the nature of the property. 

Further information relating to Surveys