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RICS Surveys
The property will undergo a visual inspection to evaluate its overall condition and state of repair.
If you want a report that's even more detailed than the RICS Home Survey Level 2 Report.
RICS Valuations
The property will undergo a visual inspection to evaluate its overall condition and state of repair.
The property will undergo a visual inspection to evaluate its overall condition and state of repair.
Professional valuation for estate purposes, ensuring accurate property value for probate proceedings.
Fair and impartial property valuation for matrimonial proceedings and settlements.
Specialist Surveys
Structural surveys ensure the building's foundation is solid, while roof surveys help identify any potential leaks or damage before they become costly problems.
Structural Survey
In-depth assessment of the property's structural integrity, foundation, and overall construction quality.
Roof Survey
Detailed inspection of roof condition, identifying potential leaks, damage, and necessary repairs.
Building Survey
Comprehensive evaluation of the entire building, including structure, systems, and potential defects.
Snagging Survey
Detailed inspection of new builds to identify and document any defects or incomplete work.
Asbestos Survey
Thorough evaluation of asbestos presence, including location identification, condition analysis, and risk assessment with guidance on disposal.
Thermographic Survey
Detailed property analysis using advanced imaging to identify heat loss, air and moisture intrusion, and insulation issues.
Ultimate Guide to Homemove Surveys: Types, Costs & Expert Tips
Buying a home is one of the biggest investments you'll make. A house survey (often called a home survey) is a crucial step to ensure that dream home doesn't hide costly problems. In this ultimate guide, we'll cover what a survey is, why it's important, the different types of surveys in the UK, how much they cost, and how to choose the right one.
What Is a House Survey?
A house survey is an expert inspection of a property's condition, conducted by a qualified surveyor, to identify any issues or defects before purchase. The surveyor will visually examine the property - looking at the structure, walls, roof, floors, plumbing, electrics and more - and then provide a written report on their findings.
In essence, the survey gives you a professional "health check" of the house or flat you're buying, highlighting problems in a clear and understandable way.
Important Note
A mortgage lender's valuation is not a survey. It's just a brief check to confirm the property's value for loan purposes, and often won't even involve a thorough inspection of the property's condition.
Professional Standards
Surveyors in the UK should be accredited by RICS (Royal Institution of Chartered Surveyors) or RPSA (Residential Property Surveyors Association). These bodies ensure the surveyor meets professional standards.
England, Wales & NI
Survey is optional but highly recommended after your offer is accepted, but before exchanging contracts.
Scotland
Sellers must provide a Home Report (which includes a survey) to buyers upfront.
Why Do You Need a House Survey?
Uncover Hidden Problems
Reveals serious defects or maintenance issues that you might not spot during a casual viewing - structural cracks, damp, timber rot, roof damage, or faulty electrics. Knowing about these in advance can save you from nasty surprises and big repair bills after move-in.
Negotiate the Price or Repairs
If issues are found, you gain leverage to renegotiate with the seller. You could request they fix problems before completion or ask for a price reduction to offset repair costs.
Peace of Mind
If no serious issues are found, you can proceed with confidence. It's reassuring to have an expert confirm the property is in good condition, especially for such a significant financial commitment.
Planning for Future Maintenance
Survey reports don't just list problems; they advise on future maintenance needs, helping you budget for upkeep and ownership costs down the line.
Types of House Surveys
Level 1 - Condition Report
From £300The most basic survey, usually suitable for new build properties. Uses a traffic light system to rate different elements:
No significant repairs needed
Some defects needing repair over time
Serious defects needing urgent repair
Level 2 - HomeBuyer Report
From £400The most popular choice, suitable for standard properties in reasonable condition.
Broader inspection including loft space, basements, and inspection chambers
Identifies issues affecting property value, including damp and subsidence
Includes advice on repairs and maintenance
Optional market valuation and insurance rebuild cost estimate
Level 3 - Building Survey
From £600The most comprehensive survey, ideal for older or unusual properties.
In-depth analysis of structure and materials
Identifies both visible and potential hidden issues
Detailed advice on repairs with urgency levels
May include repair cost estimates and timelines
How Much Does a House Survey Cost?
Level 1
£300 - £500New Build Condition Report
Level 2
£400 - £800HomeBuyer Report
Level 3
£600 - £1500Building Survey
Factors Affecting Survey Cost
Property Value
Higher value properties typically incur higher survey fees
Location
Costs vary by region, with London typically higher
Property Age
Older properties require more thorough inspection
Complexity
Unusual features or layouts may increase cost
Pro Tip
Always get quotes from multiple surveyors and ensure they're properly accredited. Don't choose solely on price - quality and thoroughness matter more. A good survey could save you thousands in the long run.
Choosing the Right Type of Survey
Property Age
50+ years: Level 3 recommended
10-50 years: Level 2 suitable
New build: Snagging survey
Construction Type
Non-standard: Level 3 essential
Standard brick: Level 2 typical
Modern flat: Level 1-2 suitable
Visible Condition
Obvious issues: Level 3
Generally good: Level 2
Pristine: Level 1 possible
Planning Renovations?
If you're planning major renovations or extensions, consider a Level 3 survey. It provides detailed structural information that could be crucial for your future plans and help identify any potential limitations before you start work.
Finding and Booking Your Surveyor
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All our surveyors are RICS qualified and fully vetted
Understanding Surveyor Credentials
MRICS, FRICS, or AssocRICS qualifications show professional standing
Professional indemnity insurance protects your interests
RICS/RPSA accreditation ensures quality standards
Essential Questions to Ask
Timing
How quickly can you complete the survey and deliver the report?
Sample Report
Can I see an example of your survey reports?
Experience
Do you have experience with this type of property?
Scope
What exactly does your survey include and exclude?
The Homemove Advantage
At Homemove, we've streamlined the entire survey process to address all these crucial points. Our booking platform provides:
Real-time scheduling with estimated completion times and instant report delivery notifications through our tracking app
Access to sample reports before booking, helping you understand exactly what you'll receive
Partnerships with RICS-qualified surveyors who specialize in your property type and area
Secure online payment and booking management, with clear scope details for each survey type
After the Survey: Making the Most of the Report
Review Key Findings
Carefully read through the report, paying special attention to urgent issues and Condition Rating 3 items.
Identify major defects
Note recommended investigations
Negotiation Options
Price Reduction
Request a reduction based on repair costs, backed by contractor quotes
Repairs Before Completion
Ask the seller to fix specific issues before finalizing the sale
Keep for Future Reference
Store your survey report safely - it's a valuable reference for future maintenance planning and when you eventually sell the property.
Regional Differences: England vs Scotland
Scotland
Home Report Required
Seller must provide a Home Report including:
- • Single Survey (Level 2 equivalent)
- • Energy Report (EPC)
- • Property Questionnaire
Cost
Seller bears the cost of the Home Report
England, Wales & NI
Buyer's Choice
Buyer arranges and chooses their own survey type. Not mandatory but highly recommended.
Cost
Buyer pays for their chosen survey
Home Report Validity
In Scotland, Home Reports must be current (usually no more than 12 weeks old when the property goes on the market). For prolonged sales, buyers might request an updated report.
Common Pitfalls and Mistakes to Avoid
Skipping the Survey
It's not recommended to skip the survey to save money. The few hundred saved now could cost thousands later. If budget is tight, at least get a Level 1 survey.
Wrong Survey Level
Match the survey to the property. Don't under-spec (Level 1 for an old house) or over-spec (Level 3 for a new flat).
Unqualified Surveyor
Always use RICS/RPSA certified professionals. Don't choose solely on price or convenience.
Not Reading the Report
Read the entire report, not just the summary. Pay attention to limitations and recommendations.
Follow Up on Recommendations
Always investigate issues flagged for specialist attention before completing the purchase.
Book Early
Schedule your survey promptly after offer acceptance to allow time for follow-ups and negotiations. At Homemove we've got you covered with the ability to get a quote and book your survey instantly.
Survey Case Studies
The Unexpected Roof Disaster - £15,000 Saved
Property Type
1930s Semi-Detached House
Survey Type
Level 2 HomeBuyer Report
Issue Found
Severe roof deterioration
Outcome
£15,000 price reduction
Scenario
A couple purchasing a 1930s semi-detached home believed the property was in excellent condition based on their initial viewings. However, their HomeBuyer Report revealed severe roof deterioration, with surveyor notes warning that tiles were "at the end of their lifespan" and that multiple areas of the roof showed signs of leaks and underlay failure. The estimated repair cost was £15,000.
Result
Using the survey report, the buyers successfully negotiated a £15,000 price reduction from the seller, covering the cost of replacing the roof. Without the survey, they would have moved in only to discover costly issues within months.
Key Takeaway
Even if a property looks great, hidden issues like roof defects can be costly. A HomeBuyer Report helps protect your investment.
The Victorian Nightmare - Walking Away from a Money Pit
Property Type
Victorian Terraced House
Survey Type
Level 3 Building Survey
Issue Found
Structural movement, damp, wood rot
Outcome
Buyer withdrew from purchase
Scenario
A buyer fell in love with a Victorian terraced home, attracted to its period charm and spacious rooms. Concerned about the age of the property, they commissioned a Level 3 Building Survey. The surveyor found signs of subsidence, severe damp in multiple rooms, and wood rot affecting structural beams. Repair estimates exceeded £40,000.
Result
After reviewing the survey findings and speaking with a structural engineer, the buyer decided to withdraw from the purchase. Their decision saved them from a massive financial burden and years of repair work. They later found a different Victorian property with fewer issues.
Key Takeaway
Older homes can hide significant structural defects. A Building Survey is essential for identifying risks before purchase.
The New-Build Snagging Surprise - 42 Defects Found
Property Type
New-Build Detached House
Survey Type
Snagging Survey
Issue Found
42 defects, including plumbing faults and poorly sealed windows
Outcome
Developer fixed all issues before move-in
Scenario
A first-time buyer purchased a brand-new home and assumed everything would be perfect. They decided to commission a snagging survey before moving in. The inspector found 42 issues, including misaligned kitchen units, poorly sealed windows causing drafts, underfloor heating not installed correctly, and leaks under the kitchen sink.
Result
The snagging report was sent to the developer, who fixed all 42 issues before completion. The buyer moved into a flawless home instead of having to battle the builder after moving in.
Key Takeaway
Even new-builds have defects. A snagging survey ensures your home is truly move-in ready and that the builder addresses problems while under warranty.
The Hidden Damp Issue - £8,000 Negotiated Discount
Property Type
1970s Bungalow
Survey Type
Level 2 HomeBuyer Report
Issue Found
Rising damp and old electrics
Outcome
£8,000 discount secured
Scenario
A couple purchasing a 1970s bungalow was advised by their estate agent that the home was "move-in ready." Wanting peace of mind, they booked a HomeBuyer Report, which revealed rising damp in two rooms and outdated electrical wiring not up to modern safety standards. The estimated cost to remedy both issues was £8,000.
Result
The buyers negotiated an £8,000 discount on the purchase price, bringing the cost down to reflect the necessary repairs.
Key Takeaway
A HomeBuyer Report helps you factor repair costs into your budget and negotiate a fair price.
The Flat with Leaky Balconies - Seller Paid for Repairs
Property Type
City-Centre Apartment (Leasehold)
Survey Type
Level 2 HomeBuyer Report
Issue Found
Balcony drainage problems
Outcome
Seller paid for repairs before completion
Scenario
A buyer looking at a modern leasehold flat in a city centre assumed that, being only 5 years old, the property would have no major issues. Their HomeBuyer Report uncovered poor drainage on the balconies, leading to standing water and leaks in the flat below. The property was part of a managed block, meaning that fixing the issue might involve expensive service charge increases.
Result
The buyer used the survey findings to negotiate with the seller, who agreed to cover the cost of fixing the drainage issue before completion. This avoided any surprise service charge hikes.
Key Takeaway
Leasehold flats can have issues beyond the interior. A survey can identify hidden problems that affect long-term costs.
The "Too Good to Be True" Bargain - Averted Disaster
Property Type
1950s Detached House
Survey Type
Level 3 Building Survey
Issue Found
Extensive asbestos, severe drainage issues
Outcome
Buyer withdrew, saving thousands
Scenario
A buyer spotted a 1950s detached house listed at a suspiciously low price compared to similar homes in the area. They commissioned a Building Survey and discovered asbestos in ceilings and old pipe insulation, drainage problems leading to subsidence risks, and no planning permission for a recent extension. Estimated remediation costs exceeded £50,000.
Result
The buyer walked away from the deal, avoiding an expensive mistake.
Key Takeaway
If a house seems "too cheap," a survey can reveal why. Always investigate before committing.
Frequently Asked Questions
How long does a house survey take to complete?
The duration varies by survey type and property size. A Level 1 Condition Report might take ~1 hour for a small property. A Level 2 HomeBuyer Survey typically takes 2-3 hours on site. A Level 3 Building Survey can take 3-4 hours up to a full day for large or complex properties. Surveyors methodically inspect each room, loft, and exterior.
How quickly will I receive the survey report?
Usually within 1-2 weeks after inspection. Level 1 or 2 reports often arrive within 5 working days, while Level 3 reports may take 5-10 days. Timing varies based on surveyor workload and report complexity. Some surveyors offer expedited service for an additional fee - ask about turnaround times when booking.
Are house surveys mandatory in the UK?
No, surveys are not legally required in England, Wales, or Northern Ireland. While a mortgage lender's valuation is required for mortgages, this isn't a full survey. In Scotland, sellers must provide a Home Report including a survey. Though not mandatory elsewhere, experts strongly recommend getting a survey to understand the property's condition.
If the house is mortgaged, do I still need my own survey?
Yes - the mortgage valuation is not sufficient to assess the house's condition. While often called a "valuation survey," it's not a full survey. Always arrange your own survey (Level 1/2/3) for an independent evaluation. The mortgage lender only cares about the property value covering the loan, not issues like leaky roofs that will affect you as the owner.
Can I use the seller's survey or an old survey on the property?
In England/Wales, it's best to get your own current survey. While sellers may have recent surveys from failed purchases, these are legally addressed to the commissioner and conditions may have changed. In Scotland, the HomeReport's survey is intended for buyers' use, though it's produced for the seller.
What if the survey misses something major?
Surveyors must perform with reasonable skill and have Professional Indemnity Insurance for negligence claims. However, surveys aren't guarantees - they only inspect visible and accessible areas. Hidden defects (e.g., inside walls) aren't the surveyor's responsibility. If issues arise later, contact the surveyor for explanation - they may not have been visible during inspection.
Do flats need surveys, since there's no roof or garden of my own?
Yes, flat surveys are important. They cover interior elements (walls, ceilings, floors, plumbing) and typically comment on accessible common areas. Flats have unique considerations like sound insulation and shared building parts. Level 2 surveys are common for flats, though Level 3 might be recommended for older buildings.
What is a "HomeBuyer Report" versus a "Home Survey Level 2"?
They're the same thing. "HomeBuyer Report" is the pre-2021 term for what RICS now calls "Home Survey - Level 2". Similarly, "Full Structural Survey" equals Level 3 (Building Survey), and "Condition Report" equals Level 1. All fall under the current RICS Home Survey Standard.
Is a survey the same as a building inspection or structural engineer's report?
No, a standard house survey (Levels 1-3) is a general condition inspection by a surveyor, less specialized than a structural engineer's report. For serious structural issues, surveyors may recommend additional specialist inspections. Surveys differ from specific inspections like electrical (EICR) or damp surveys, which require specialists.
What if the house has an existing warranty or insurance?
While warranties (like 10-year new build guarantees) are valuable, they don't replace surveys. Surveys verify current conditions and may identify issues even in warranted areas. Inform your surveyor about existing warranties - they can note if guaranteed work isn't performing as expected, helping you follow up on claims.
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