When buying your first home, a property survey is a smart step to avoid costly surprises. It provides a professional assessment of a property's condition, highlighting issues like structural defects, damp, or roofing problems. Unlike a mortgage valuation, which only confirms the property's worth for the lender, a survey protects your investment.

Key Points:

Why Get a Survey?
Around 30% of buyers who had a survey renegotiated the price or requested repairs. Skipping it can lead to expensive regrets - 11% of buyers who skipped a survey later found issues.
Types of Surveys:
1. Level 1 (Condition Report): Basic visual check, ideal for modern homes. Costs: £300–£900.
2. Level 2 (HomeBuyer Report): More detailed, suitable for homes under 50 years old. Costs: £400–£1,000.
3. Level 3 (Building Survey): In-depth analysis for older or unique properties. Costs: £630–£1,500+.
Common Issues Found:
Damp, structural movement, roofing defects, outdated wiring, asbestos, and invasive plants like Japanese Knotweed.
How to Choose:
Match the survey to the property's age and condition. Level 2 is the most popular for standard homes, while Level 3 is recommended for older or listed buildings.

Booking a survey early can save you thousands in repairs or help you negotiate a better deal. Always hire a qualified surveyor accredited by RICS or RPSA for accurate results.

First Time Buyer || Mortgage Valuation, Homebuyers Survey and Full Structural Survey. Which one?

3 Types of Property Surveys in the UK

The Royal Institution of Chartered Surveyors (RICS) offers three levels of property surveys tailored to different property types and buyer needs. These are classified as Levels 1, 2, and 3.

RICS Home Survey Level 1: Condition Report

RICS

This is the simplest and most affordable option, with prices ranging from £300 to £900. The surveyor performs a visual inspection and uses a "traffic light" system to highlight urgent issues and potential risks to the building or its occupants. However, it doesn’t include advice on repairs or maintenance.

Level 1 surveys are ideal for modern properties (typically less than five years old) that are of standard construction and in good condition. The inspection takes about an hour, but it may not provide enough detail for older or more unique homes.

RICS Home Survey Level 2: HomeBuyer Report

This mid-level survey is the most popular choice, costing between £400 and £1,000 and typically taking up to four hours to complete. It includes all the elements of Level 1, with additional checks on areas like roof spaces, cellars, and drainage chambers. The survey identifies visible issues such as damp, subsidence, rot, and woodworm, while also offering advice on repairs and ongoing maintenance.

Level 2 surveys are suited for conventional homes built after the late Victorian era that are in decent condition. The inspection is non-intrusive, so surveyors won’t lift carpets or move furniture. You can also opt to include a market valuation, so make sure to specify your preference when booking.

RICS Home Survey Level 3: Building Survey

If you’re looking for the most detailed option, the Level 3 survey is for you. Prices range from £630 to £1,500, and the inspection can take an entire day. This survey involves an in-depth structural analysis, including checks behind walls, under floorboards, and above ceilings. The report outlines risks, identifies hidden defects, and provides detailed recommendations for repairs, including timelines and cost estimates.

A Level 3 survey is best for older properties (pre-1880), homes with thatched roofs, timber frames, or significant alterations. It’s also crucial for listed buildings or properties undergoing renovation. Unlike Level 2, a valuation isn’t included unless specifically requested.

Next, we’ll explore how to choose the best survey for your property.

How to Choose the Right Survey for Your Property

UK Property Survey Levels Comparison: Costs, Coverage and Best Use Cases

Selecting the right survey depends on your property's age, condition, and how you plan to use it. For homes under 50 years old and in decent shape, a Level 2 survey is often the best fit. However, if the property is older, in poor condition, or has unique features like a timber frame, thatched roof, or listed building status, a Level 3 survey is a must, regardless of age.

Your budget also plays a role. Level 1 surveys are the most affordable option, providing a basic overview. On the other hand, while Level 3 surveys are more expensive, they can help you avoid costly surprises by identifying hidden problems. For many buyers, the Level 2 survey offers a good balance between cost and detail.

"RICS Homebuyer Surveys are a mid-level survey popular with most people buying a conventional property in a reasonable condition." - Angela Kerr, Director and Editor, HomeOwners Alliance ^[3]

If you're considering major renovations or structural changes, a Level 3 survey is essential because it provides detailed structural insights. Similarly, for listed buildings, a Level 3 survey is crucial due to the use of traditional materials and strict repair guidelines.

It's important to note that a mortgage valuation is not a substitute for a full survey. Mortgage valuations are generally a quick check for the lender to confirm the property's worth and might not even include a physical inspection.

Here’s a quick comparison of the survey levels to help you decide:

Survey Level Comparison Table

Survey Level	Best For	Property Age	Condition	Inspection Depth	Repair Advice	Typical Cost
Level 1 (Condition Report)	Modern, standard homes	New / Very Recent	Excellent	Basic visual check	No	£300 – £900
Level 2 (HomeBuyer Report)	Conventional properties	Up to 50 years	Reasonable	Extensive visual inspection	Yes	£400 – £1,000
Level 3 (Building Survey)	Older, unusual, or listed homes	Over 50 years	Poor / In poor condition	In-depth structural analysis	Yes (detailed)	£630 – £1,500+

Once you've chosen the right survey, you're ready to move on to the step-by-step process of getting it done.

The Property Survey Process Step-by-Step

Once you've chosen the appropriate survey level for your property, the next step is booking the survey and understanding what happens during the inspection. While the process is relatively straightforward, knowing what to expect can help you get the most out of it.

Booking Your Survey and Preparing for It

Book your survey as soon as your offer is accepted - this shows your commitment and helps to avoid delays in the buying process. Start by finding a qualified surveyor who is registered with the Royal Institution of Chartered Surveyors (RICS) or the Residential Property Surveyors Association (RPSA). Look for professionals with MRICS or FRICS accreditations, as these indicate their qualifications.

Don’t just rely on recommendations from estate agents or lenders - take the time to shop around. Compare quotes from at least three local surveyors, and ask for sample reports to ensure their format and level of detail meet your expectations. Carefully review their ‘Terms of Engagement’ so you know exactly what the survey will cover.

Confirm the inspection and report delivery dates in advance. For Level 1 and Level 2 surveys, the on-site inspection usually takes one to four hours, with reports typically delivered within five working days. Level 3 surveys, however, may take an entire day, and the report could take up to ten working days. Before the inspection, list any specific concerns you have - such as damp, roof issues, or outdated wiring - and share these with your surveyor. Make sure the estate agent or seller has arranged full access to the property, including lofts and outbuildings. If possible, ask to attend the final 10–15 minutes of the inspection to discuss any initial findings directly with the surveyor. These steps will ensure you’re fully prepared for the survey process.

Understanding Your Survey Report

RICS Level 1 and Level 2 reports often use a colour-coded traffic light system to indicate the condition of different parts of the property. Here’s how it works:

Green: No repairs are needed.
Amber: There are defects, but they’re not urgent.
Red: Serious issues require immediate attention.

On the other hand, Level 3 Building Surveys provide a more detailed narrative, explaining defects and their potential consequences in greater depth.

If the report suggests further investigation, it usually means the surveyor couldn’t fully assess a particular area, perhaps due to limited access or the need for a specialist, like a structural engineer. It’s common for survey reports to highlight multiple issues, but try not to feel overwhelmed. Often, these include standard disclaimers or maintenance points. Speak with your surveyor directly to understand which problems are urgent and which are routine.

"A survey can actually save you money. If there is a problem with the house, you can renegotiate the sale price to reflect the cost of necessary repairs, or you may even decide you don't want to buy it at all." - RICS

Common Problems Found in Property Surveys

When it comes to property surveys, especially for older homes, certain problems tend to crop up repeatedly. Damp is a major one, and it can appear in three distinct forms: rising damp (moisture travelling upward from the ground), penetrating damp (caused by leaks through walls or roofs), and condensation (usually due to poor ventilation). Signs of damp include musty smells, peeling wallpaper, or tide marks on walls. If a damp issue is suspected, surveys can cost anywhere from £90 to £800, while full damp-proofing typically runs around £850 ^[4]^[6].

Another frequent issue is structural movement, which can signal subsidence or heave. Telltale signs include diagonal cracks wider than 3mm, sloping floors, or doors and windows that don’t align properly. Subsidence repairs are among the costliest, averaging around £13,500. Additionally, corroded wall ties can cause rust to expand up to seven times its original size, leading to widened mortar joints ^[5]^[6].

Roofing defects are also common in older properties, ranging from minor problems like slipped tiles - which cost about £100 to replace a handful - to more extensive repairs like full re-tiling, which can cost £5,000–£7,000 for a three-bedroom house. Flat roofs, with their shorter lifespan, often need replacing at a cost of £1,000 to £4,000 ^[4]^[6]. Meanwhile, electrical problems such as outdated wiring, old fuse boxes, or missing safety switches are typical in older homes. A complete rewire can set you back approximately £4,000 ^[6].

For homes built before 2000, asbestos is another concern. It’s often found in materials like Artex ceilings, floor tiles, or pipe lagging. Safely removing asbestos can cost between £950 and £4,000 ^[6]. Then there’s Japanese Knotweed, a plant that can wreak havoc on foundations and even lead to mortgage refusals. Removing a small area of this invasive plant costs between £2,000 and £3,000 ^[4]^[6]. Timber issues, such as woodworm or wet and dry rot, can compromise the structure of a home. Watch for small circular holes or fine dust (a sign of woodworm), and expect specialist treatments to cost between £500 and £1,000 ^[4].

Interestingly, two-thirds of homeowners who had a survey in 2016 managed to negotiate a lower price or convinced the seller to address issues before completing the purchase ^[6]. If your survey identifies a major defect, it’s wise to commission a specialist report - such as a structural engineer for subsidence, an electrician for wiring problems, or a damp expert for moisture issues. These reports provide detailed repair quotes that can help you renegotiate the purchase price or request that the seller makes repairs before contracts are exchanged. For drainage concerns, a CCTV survey costing up to £250 can help identify blockages or damaged pipes ^[4].

Survey Merchant: Your Property Survey Solution

Survey Merchant

Once you're familiar with the typical challenges of property surveys, the next step is finding reliable professional support. That’s where Survey Merchant comes in. This platform connects you with a nationwide network of RICS-accredited surveyors. Whether you need a basic inspection or a more detailed survey, they make it simple to find the right professional for your property. Every surveyor in their network holds either MRICS (Member) or FRICS (Fellow) credentials, ensuring adherence to the high standards set by the Royal Institution of Chartered Surveyors.

Survey Merchant allows you to compare quotes from local, accredited surveyors based on your specific requirements. This not only gives you control over the selection process but can also help you secure competitive pricing. Plus, you’ll have direct access to your chosen surveyor, making it easy to ask questions about the property both before and after the inspection.

Beyond standard property surveys, Survey Merchant offers a range of additional services. These include Red Book valuations for shared ownership, probate, or divorce settlements, as well as party wall agreements, dilapidations assessments, lease extensions, project management, and expert witness reports. From initial inspections to detailed reports, their expert team manages every step of the process. Below is a breakdown of their primary services and pricing.

Survey Merchant Services and Pricing

The cost of a survey depends on factors like the property's value, location, size, and the type of survey you need. Survey Merchant provides clear and upfront pricing for all their services:

Service Type	Best For	Typical Cost
RICS Level 2 (HomeBuyer Report)	Standard properties; checks visible defects and structural concerns	£400–£1,000
RICS Level 3 (Building Survey)	Older (50+ years), unique, or poorly maintained properties; detailed inspection	£630–£1,500
Independent Valuation	Shared ownership, probate, or divorce settlements	£350+
Snagging Survey	New build properties; identifies defects for developer correction	£300–£600

Booking your survey as soon as your offer is accepted can prevent delays and give you time to renegotiate if major issues are uncovered.

Conclusion

Getting a property survey is a smart move to protect your investment. Research shows that 30% of buyers who had a survey took action based on the findings - whether by renegotiating the price or requesting repairs. On the other hand, 11% of buyers who skipped a survey later faced expensive problems they hadn’t anticipated ^[2]^[3].

When choosing a survey, match it to your property's age and condition. A Level 1 survey is ideal for modern homes, Level 2 suits most conventional properties, and Level 3 is best for older or more unusual homes. As we’ve explained, picking the right survey can help you reduce risks and safeguard your purchase. Keep in mind, a mortgage valuation is designed to protect your lender - not you - so it’s no replacement for a proper survey. Tailoring your choice ensures the survey fits your needs.

"A thorough, accurate and impartial survey undertaken by a regulated professional is a quality service that is worth paying for." - Royal Institution of Chartered Surveyors (RICS) ^[1]

Once your offer is accepted, book a survey with a RICS-accredited surveyor without delay. A detailed report can empower you to negotiate or request necessary repairs. While the cost typically ranges from £300 to £1,500, it’s a small price to pay compared to the potential savings on repairs that could cost thousands.

FAQs

What could happen if I don’t get a property survey before buying?

Skipping a property survey might save time initially, but it can leave you exposed to some unpleasant surprises down the line. Issues like structural defects, damp, or safety hazards can remain hidden without a proper inspection, only to surface later - often with hefty repair bills attached.

A survey isn’t just about spotting problems; it’s also a tool to ensure the property’s price reflects its true condition. If the survey uncovers issues, you may have the chance to negotiate with the seller, potentially saving money or securing repairs before you commit. Without this step, you could end up overpaying or dealing with unforeseen costs that might have been easily avoided.

How can I choose the right property survey for my home purchase?

Choosing the right survey depends on several factors, including your property's age, condition, type, and your budget. For newer or well-maintained homes, a Condition Report (RICS Level 1) might be all you need. This is a straightforward and affordable option that flags potential issues using a clear traffic-light system.

For properties of standard construction that are in decent condition, a HomeBuyer Report (RICS Level 2) is a solid choice. This survey provides a visual inspection, advice on potential defects, and even offers an optional valuation. However, if you're looking at an older, larger, or more complex property - like a period home or one with significant extensions - a Building Survey (RICS Level 3) is the way to go. It’s the most thorough survey available, offering an in-depth analysis of the property's structure and overall condition.

To make sure you select the right survey, consult with a RICS-qualified surveyor, clarify what the inspection will cover, and carefully review the final report to make well-informed decisions about your purchase.

Can a property survey help me negotiate the price of a home?

A property survey can play a key role in price negotiations. It uncovers potential issues, like structural damage or required repairs, giving you solid evidence to request a price adjustment or ask the seller to address these concerns before completing the purchase.

For instance, if the survey reveals expensive repairs - such as replacing a roof or treating damp - you can rely on this information to justify renegotiating the price. This way, you’re protecting your investment and ensuring you’re not paying more for a property that comes with hidden complications.

The Complete Guide to Property Surveys for First-Time Buyers