What Do Surveyors Do? Complete Guide to Property Surveys 2025

What Do Property Surveyors Do?

Property surveyors are qualified professionals who inspect buildings to assess their condition, identify structural defects, evaluate construction quality, and provide expert opinions on property suitability for purchase or ownership. In the UK, chartered surveyors conduct detailed property inspections that protect buyers from purchasing properties with hidden structural issues, damp problems, or costly maintenance requirements that could result in tens of thousands of pounds in unexpected repair bills.

Understanding what surveyors do, how they conduct inspections, what they look for, and the limitations of their work helps property buyers make informed decisions about which survey level to commission and what to expect from the surveying process. This comprehensive guide explains surveyor roles, inspection methodologies, survey types, report formats, and how professional surveyors protect your property investment through expert technical analysis.

Types of Property Surveyors in the UK

The UK property industry includes several types of surveyors, each with distinct specializations and roles that serve different purposes within property transactions and management.

Building Surveyors (Property Condition Specialists)

Building surveyors conduct property inspections and condition assessments for residential and commercial properties:

Valuation Surveyors (Property Value Specialists)

Valuation surveyors assess property market value for various purposes:

• Mortgage valuations: Confirm property worth for lending purposes (£150-£1,500)
• Market valuations: Establish fair market value for buying, selling, or financial planning (£250-£600)
• Probate and tax valuations: Provide legally defensible valuations for inheritance tax, Capital Gains Tax, and probate (£300-£1,000)
• Lease valuations: Calculate premium for lease extensions and freehold purchases (£500-£1,500)
• Commercial valuations: Assess investment value, rental income, and market worth for business properties (£800-£3,000+)

Quantity Surveyors (Construction Cost Specialists)

Quantity surveyors manage construction costs and contracts:

• Prepare cost estimates for building projects
• Manage construction budgets and procurement
• Value completed construction work for payment purposes
• Advise on construction methods and materials
• Conduct final account settlements

Rural Practice Surveyors (Agricultural and Land Specialists)

Rural surveyors specialize in agricultural property, estates, and land:

• Value and manage agricultural estates and farms
• Advise on rural property transactions
• Conduct land and boundary surveys
• Manage forestry and environmental schemes
• Provide agricultural tenancy advice

What Building Surveyors Do During Property Inspections

Building surveyors conduct systematic property inspections following established methodologies to identify defects, assess condition, and provide professional opinions on property suitability and necessary repairs.

Pre-Inspection Preparation

Before arriving at the property, surveyors conduct background research:

• Property research: Review property age, construction type, previous surveys if available, known local issues (subsidence, flooding, mining)
• Area analysis: Research local ground conditions, environmental factors, common building issues in the area
• Equipment preparation: Pack damp meters, binoculars, ladders (for accessible inspections), measuring tools, camera, and reporting templates
• Client briefing review: Confirm survey level required, specific client concerns, access arrangements, property occupancy status

Systematic External Inspection

Surveyors examine the property exterior methodically from ground level and accessible vantage points:

Comprehensive Internal Inspection

Surveyors conduct room-by-room internal inspections examining structural elements, finishes, and systems:

• Structural elements: Floors (level, squeaky, springy), walls (cracks, bulging, alignment), ceilings (sagging, cracking, water damage)
• Damp investigation: Use damp meters on walls at multiple heights, identify rising damp, penetrating damp, and condensation issues, check for timber decay
• Internal joinery: Doors (operation, fit), stairs (condition, safety), fitted units (if accessible), internal architectural features
• Services (visual only): Central heating system (type, age, condition), electrical installation (consumer unit age, visible wiring), plumbing (visible pipework, water pressure at taps), bathrooms and kitchens
• Loft space: Roof structure condition, insulation adequacy, water tank condition, evidence of leaks or condensation, roof timber condition
• Basement/cellar (if present): Structural condition, damp issues, ventilation, underpinning evidence, foundation visibility

Specialized Testing and Investigation

Depending on survey level and findings, surveyors conduct additional investigations:

• Damp meter testing: Electronic moisture meters test wall moisture content at multiple locations and heights
• Structural crack monitoring: Measure crack widths, assess crack patterns to determine movement type and severity
• Floor level testing: Use spirit levels or laser levels to assess floor unevenness indicating structural movement
• Drainage flow tests: Run taps to test drainage flow and identify blockages (basic test only—not CCTV survey)
• Accessible areas only: Surveyors don't move furniture, lift carpets (unless agreed), or conduct invasive investigations without specific instruction

The Property Inspection Process

Understanding the surveying process helps property buyers know what to expect and how to prepare for inspections.

Booking and Preparation Timeline

What Property Owners Should Prepare

Facilitating comprehensive surveys requires property preparation:

• Access arrangements: Ensure surveyor can access all rooms, loft space, outside areas, garages and outbuildings
• Utilities: Turn on heating, electricity, and water so surveyor can test basic functionality
• Clear access: Move furniture blocking walls or radiators (if possible), ensure loft hatch accessible, clear garden access to walls and drainage
• Property information: Provide any existing surveys, building control certificates, guarantee documentation, known issues or repairs
• Vacant properties: Arrange keys and security codes in advance, confirm alarm codes if applicable

During the Inspection: What Happens

Professional surveyors follow systematic inspection procedures:

• Time on-site: Level 1 (30-60 minutes), Level 2 (2-3 hours), Level 3 (3-5 hours)
• Inspection approach: External inspection first (ground level and from accessible vantage points), then room-by-room internal inspection, finally loft space and external areas
• Documentation: Extensive photographs of defects and key features, damp meter readings recorded, crack measurements noted, sketch plans if necessary
• Testing conducted: Damp meter testing on walls, basic drainage flow tests (running taps), visual electrical and heating system checks, floor level assessments
• Limitations acknowledged: Areas inaccessible or not inspected noted in report, furniture blocking walls recorded, carpets not lifted (unless specifically agreed)

Understanding Survey Levels and Depth

UK property surveys are categorized into three levels, each providing different depths of inspection and analysis suitable for different property types and buyer needs.

Level 1 Survey (RICS Condition Report)

Basic visual inspection suitable for modern properties in good condition:

Level 2 Survey (HomeBuyer Report)

Most popular survey level combining visual inspection with condition assessment:

• Inspection depth: Thorough visual inspection (2-3 hours). Some investigative work (testing with damp meters, opening accessible inspection hatches). More detailed than Level 1 but not invasive.
• What surveyors examine: All Level 1 elements plus: detailed defect descriptions, identification of issues requiring specialist investigation, valuation and insurance rebuild cost, maintenance advice, market value assessment
• Report format: Standardized 20-30 page report. Traffic light ratings with explanatory text. Some photographs of significant defects. Recommendations for further investigations.
• Best for: Conventional properties built after 1900. Standard construction in reasonable condition. Most mainstream property purchases.
• Cost and timeline: £400-£800. Report delivered 5-7 working days.

Level 3 Survey (Building Survey)

Comprehensive structural survey providing maximum detail and analysis:

• Inspection depth: Comprehensive inspection of all accessible areas (3-5 hours). Detailed investigation using specialist equipment. Opening inspection hatches, examining roof structure closely, testing extensively.
• What surveyors examine: Every element inspected in detail: full structural analysis, extensive defect descriptions with causes, repair recommendations and estimated costs, maintenance priorities, photographic evidence throughout, detailed reporting on all building elements
• Report format: Detailed tailored report (30-50+ pages). Comprehensive defect descriptions. Extensive photographs. Repair cost estimates. No standardized format—customized to property.
• Best for: Properties built before 1900, listed buildings, unusual construction, properties requiring renovation, visible structural defects, maximum peace of mind required
• Cost and timeline: £600-£1,500+. Report delivered 7-10 working days.

Understanding Survey Reports

Survey reports translate technical findings into actionable information for property buyers, using standardized formats and clear language to communicate defect severity and necessary actions.

Traffic Light Rating System

Level 1 and 2 surveys use color-coded ratings for quick assessment:

Key Report Sections

Professional survey reports include standardized sections:

• Executive summary: Overview of key findings and urgent issues requiring immediate attention
• Property description: Construction type, age, materials, layout, accommodation description
• Element-by-element assessment: Condition ratings and descriptions for roof, walls, floors, services, drainage, etc.
• Defect descriptions: Detailed explanations of issues found, likely causes, potential consequences
• Recommendations: Suggested actions, priority levels, estimated costs (Level 3), further investigations required
• Maintenance advice: Ongoing maintenance requirements to prevent deterioration
• Valuation (Level 2 only): Market value opinion and insurance rebuild cost
• Photographs: Visual evidence of defects and key features (extensive in Level 3, limited in Level 2, none in Level 1)

How to Read and Use Survey Reports

Maximizing value from survey reports requires understanding how to interpret findings:

• Read executive summary first: Identifies critical issues requiring immediate attention
• Focus on Rating 3 (red) items: These are deal-breakers or major negotiation points
• Budget for Rating 2 (amber) items: Plan future maintenance and repair costs
• Question unclear findings: Surveyors welcome clarification calls—use their expertise
• Commission specialist reports: If surveyor recommends further investigation (CCTV drainage, electrical testing, structural engineer), obtain quotes and consider commissioning
• Negotiate based on findings: Use repair cost estimates to renegotiate purchase price or request seller remediation
• Don't panic over minor issues: All older properties have some maintenance requirements—focus on structural and urgent defects

When You Need a Property Surveyor

Understanding when professional surveyors provide essential protection versus when surveys may be optional helps buyers make informed decisions about survey commissioning.

When Surveys Are Essential

Professional building surveys are critical for:

• Properties built before 1900: Complex construction, age-related defects common, Level 3 survey essential
• Visible structural defects: Cracks, movement, or obvious issues require professional assessment
• Unusual construction: Timber frame, thatched roofs, listed buildings, non-standard methods need specialist surveyors
• Properties requiring renovation: Comprehensive survey identifies all issues before committing to extensive works
• Auction purchases: No comeback after purchase—survey before bidding essential
• Properties with history of problems: Previous subsidence, flooding, or structural work requires thorough inspection
• First-time buyers: Lack of property experience makes professional guidance invaluable

When Surveys Are Highly Recommended

Professional surveys provide significant value for:

• Properties built between 1900-1980 (Level 2 HomeBuyer Report recommended)
• Properties where condition is uncertain
• Properties with extensions or alterations
• Areas with known subsidence or flooding risks
• Properties with flat roofs or non-standard features
• High-value purchases where thorough due diligence justifies cost

When Surveys May Be Optional

Limited circumstances where surveys might be skipped:

• Brand new builds with 10-year NHBC warranty (though snagging surveys still valuable)
• Properties less than 5 years old in excellent condition
• Properties bought for redevelopment/demolition
• Buyers with construction expertise conducting their own assessments

Choosing the Right Surveyor

Selecting qualified, experienced surveyors ensures comprehensive inspections and reliable professional advice that protects your property investment.

Essential Qualifications to Verify

Before commissioning surveys, confirm surveyor credentials:

• RICS Chartered Surveyor status: Look for "MRICS" (Member) or "FRICS" (Fellow) after their name—verify on RICS website (rics.org)
• Building surveying specialism: Ensure surveyor specializes in residential building surveys (not just valuations)
• Professional indemnity insurance: Minimum £1 million coverage (typically £5-10 million for established surveyors)
• Relevant experience: Ask about experience with your property type, age, and construction method
• Local knowledge: Surveyors familiar with your area understand regional issues and construction methods

Questions to Ask Before Booking

Warning Signs to Avoid

Red flags indicating potentially unreliable or unqualified surveyors:

• Non-RICS qualified "surveyors" or "home inspectors" (no professional standards or insurance)
• Prices significantly below market (50%+ cheaper than competitors)
• Unwilling to provide sample reports or client references
• Vague about qualifications, experience, or insurance coverage
• Poor online reviews on Trustpilot, Google, or RICS website
• Pressure tactics or limited-time special offers
• Unclear fee structures with potential hidden charges

Surveyor Qualifications and Training

Understanding surveyor training pathways and professional requirements helps buyers appreciate the expertise and accountability professional surveyors provide.

RICS Chartered Surveyor Path

Becoming a RICS Chartered Surveyor requires extensive training:

• Education: Accredited degree in surveying, construction, or related field (3-4 years)
• Assessment of Professional Competence (APC): 2 years minimum structured workplace training and experience
• Professional development: Documented competencies across technical knowledge, practical skills, and professional conduct
• Final assessment: Written submission and professional interview with RICS assessors
• Continuing Professional Development (CPD): Ongoing training requirements (minimum 20 hours annually) to maintain RICS membership

Professional Standards and Accountability

RICS Chartered Surveyors maintain rigorous professional standards:

• RICS Standards: Must follow RICS practice standards and guidance including survey conduct standards
• Professional indemnity insurance: Mandatory coverage protecting clients from negligent advice
• Complaints procedure: RICS investigates complaints and can impose disciplinary sanctions
• Ethical conduct: Bound by RICS Rules of Conduct requiring honesty, integrity, and professional behavior
• Legal liability: Can be sued for professional negligence if surveys miss obvious defects or provide negligent advice

Specialist Surveyor Designations

Additional qualifications indicate specialist expertise:

• RICS Registered Valuer: Additional qualification for formal property valuations (probate, tax, legal)
• Listed building specialists: Additional training in historic building conservation and assessment
• Structural engineers: Different qualification (IStructE) for complex structural assessments
• Damp and timber specialists: Additional training in specialist damp diagnosis and treatment specification

What Surveyors Don't Do: Understanding Limitations

Understanding survey limitations helps set realistic expectations and avoid misunderstandings about survey scope and surveyor responsibilities.

Inspection Limitations

Surveyors inspect accessible areas but have defined limitations:

• Don't move furniture: Walls, floors, and areas blocked by furniture aren't inspected (note limitations in report)
• Don't lift carpets or floor coverings: Unless specifically agreed and instructed (additional fee)
• Don't conduct invasive investigations: Don't open up walls, remove panels, or conduct destructive testing without specific instruction
• Don't access inaccessible areas: Sealed lofts, locked rooms, or dangerous access points noted as uninspected
• Don't test electrical systems: Visual inspection only—don't conduct electrical safety testing (recommend qualified electrician)
• Don't guarantee defect-free property: Surveys identify visible defects—hidden issues may only become apparent later

Services Requiring Specialist Contractors

Surveyors recommend specialist investigations for:

• Electrical testing: Qualified electrician conducts full electrical installation condition report (£150-£300)
• CCTV drainage survey: Specialist drainage company inspects underground drains with cameras (£150-£400)
• Structural engineer assessment: Serious structural movement or complex structural issues (£400-£1,000)
• Asbestos survey: Licensed asbestos surveyor conducts sampling and testing (£200-£500)
• Timber and damp specialist: Detailed investigation of extensive damp or timber issues (£200-£500)
• Subsidence investigation: Structural engineer monitors movement over time (£400-£1,500+)

Legal and Liability Boundaries

Understanding surveyor liability protects both parties:

• Surveyors liable for negligence if missing obvious defects visible during proper inspection
• Not liable for hidden defects not visible or detectable without invasive investigation
• Not liable for areas specifically noted as inaccessible or not inspected in report
• Not liable for defects arising after survey date
• Statute of limitations typically 6 years from survey date for negligence claims

Conclusion

Property surveyors play a crucial role in UK property transactions by conducting systematic inspections of buildings, identifying structural defects, assessing property condition, and providing professional opinions that protect buyers from purchasing properties with hidden issues costing tens of thousands of pounds to remedy. RICS Chartered Surveyors spend 2-5 hours inspecting properties depending on survey level, examining 50+ building elements including roofs, walls, foundations, drainage, services, and internal features to produce detailed reports with condition ratings, defect descriptions, and repair recommendations.

Understanding the three survey levels helps buyers choose appropriately: Level 1 Condition Reports (£250-£500) provide basic visual assessments for modern properties, Level 2 HomeBuyer Reports (£400-£800) combine condition assessment with valuation for conventional properties, and Level 3 Building Surveys (£600-£1,500) offer comprehensive structural inspections for older or complex properties. Surveyors use traffic light rating systems (red, amber, green) to communicate defect severity, with red ratings indicating urgent repairs requiring immediate attention and potential price renegotiation.

Always commission RICS Chartered Surveyors with appropriate professional indemnity insurance (£5-10 million), relevant experience with your property type, and local knowledge of regional building issues. While surveys have defined limitations—surveyors don't move furniture, conduct invasive investigations, or test electrical systems—they provide invaluable protection identifying structural movement, damp issues, roof defects, and maintenance requirements that could cost £15,000-£50,000 if discovered only after purchase. Professional surveyors translate technical building knowledge into actionable advice, enabling informed property purchase decisions and price negotiations based on objective condition assessment.