Buying a house is exciting, but it can feel overwhelming when you’re trying to work out what you actually need to do. While sorting out your mortgage and choosing new kitchen tiles might feel like more exciting things to tick off your buying a house checklist, understanding if you need a survey (and which type to pick) is an important part of your house-buying journey – and it could save you from some nasty surprises down the line.
What is a House Survey?
A house survey is like a health check for your future home and will tell you what’s really going on behind the exterior.
A qualified surveyor will visit the property and give it a thorough once-over, checking everything from the roof down to the foundations. They’ll spot things that you might miss during a viewing, like damp patches, structural problems, or dodgy wiring that needs sorting.
But not all surveys are the same. Some take a quick look at the basics, while others dig deep into every nook and cranny. The type you need depends on the property’s age, what it’s built from, and whether you’re planning any work on it.
Do I legally need a survey when buying a house?
You can legally buy a house without a survey. The only survey you might have to have is the mortgage valuation if you’re borrowing money to buy your home, but that’s for your lender’s benefit, not yours.
While you don’t have to get a survey, it’s a bit like choosing not to get insurance. Hopefully, everything will be fine, but if something goes wrong, you’ll have to deal with it (and pay for it). Once you’ve got the keys, any problems with the property are yours to sort out.
Your solicitor will handle all the common legal checks about the property, like checking if there are any planning issues. But they won’t tell you if the roof needs replacing or if there’s dampness in the walls. That’s where a survey comes in handy.
Types of Property Survey
If you decide you want a property survey, there is quite a menu to choose from, and they’ll give you differing insights and levels of information. The Royal Institution of Chartered Surveyors (RICs) have samples of different types of home surveys, so you can get an idea of the level of information you will get with each survey.
Mortgage Valuation
When looking at surveys, you might wonder if the mortgage valuation is all you need. But the clue is in the title for this one.
A mortgage valuation is not a survey. It won’t tell you anything about problems with the house and is only for your mortgage lender’s benefit. The lender will want this report so they can check they’re not lending you more than the house is worth. The surveyor will pop around for about 20 minutes, have a quick look, and that’s it.
Their valuation will cover:
- A basic inspection to assess the property’s market value.
- Any obvious major structural issues that could affect the property’s worth.
- A brief check of the property’s location and comparable sales.
- Their agreement that the property is suitable as security for the loan.
Level 1 Survey: Condition Report
This is the most basic survey you can get and is suitable if you’re buying a newer property and want some peace of mind.
A Level 1: RICS Condition Report covers basic aspects of the property, including:
- The general condition of the property’s structure, walls, roof, and floors.
- Signs of major issues like damp or subsidence (but without in-depth investigation).
- The condition of the main services such as electrics, plumbing, and heating (without testing).
- Any urgent defects that need immediate attention.
The surveyor will provide a survey report using a helpful traffic light system: red for urgent issues that need immediate attention, amber for things to keep an eye on, and green for elements in good condition.
It won’t give you repair costs or advice about fixing problems. It’s really just there to tell you what condition everything’s in right now. This makes it great for modern homes in good shape, but probably not the best choice if you’re buying an older property.
Level 2 Survey: Homebuyer’s Report
The Homebuyer’s Report is perfect for modern properties and homes in reasonable condition. It’s thorough enough to spot important issues without breaking the bank.
Your surveyor will spend several hours checking all accessible parts of the property. Their report will cover:
- Visible defects such as damp, subsidence, or timber decay.
- The condition of the roof, walls, windows, and other structural elements.
- An assessment of plumbing, electrics, and heating (without specialist testing).
- Advice on necessary repairs and maintenance.
- Optional property valuation and insurance rebuild cost estimate.
The report uses the same traffic light system as the Condition Report so it is easy to understand. One of the most useful features of the RIC’s Home Survey is that you’ll get estimated costs for any repairs needed. This information is invaluable when you’re negotiating the purchase price or planning your budget for future improvements.
Level 3 Survey: Building Survey (Full Structural Survey)
A building survey (previously called a Full Structural Survey) might be right for you if you’re looking at an older property or something a bit unusual, as it leaves no stone unturned.
This in-depth inspection covers all accessible parts of the property, inside and out, and they will report on:
- The property’s structure, including walls, roof, and foundations.
- Major and minor defects, including potential hidden issues.
- Repairs needed, maintenance, and estimated costs for work needed.
- Any damp, subsidence, timber decay, or structural movement.
- Specialist recommendations for further investigations if required.
The report is incredibly detailed and might look a bit daunting at first, but it’s worth its weight in gold. You’ll get a thorough analysis of any defects found, what caused them, how serious they are, and what might happen if you don’t fix them. Plus, you’ll receive detailed repair recommendations and estimated costs, which is perfect for planning your budget or negotiating the purchase price.
New-Build Snagging Survey
While you might think a new build would be perfect from day one, it’s worth getting someone to check that everything’s been finished properly.
A snagging survey is a quality control check for your new home. The surveyor will go through the property with a fine-tooth comb, checking everything from whether the doors close properly to if the tiling has been done right. They’ll even make sure all your radiators are working and that the builders haven’t left any little jobs half-finished.
You might spot some snags yourself, like a wonky socket or a scratched worksurface, but a professional surveyor will also notice the less obvious things. They’ll give you a detailed list of everything that needs fixing, which you can then pass to your developer to sort out whilst your new build conveyancing is taking place. It’s much easier to get things fixed at this stage than trying to get the builders back once you have moved in!
Pros and Cons of Getting a House Survey
Breaking down the advantages and disadvantages can help you work out whether you want a survey and what type of survey you need.
Pros
A survey helps you spot problems you can’t see during a viewing. Maybe there’s damp hiding behind that freshly painted wall, or the roof needs more work than you realised. Your surveyor will find these issues before you commit to buying so you can decide how big of an issue these things are for you.
When your survey uncovers problems, you’ve got solid evidence to negotiate a better price. If you find out the property needs £5,000 of work to fix rising damp, you can ask the seller to reduce the price of the property accordingly or get them to fix it before you move in.
Cons
Unfortunately, surveys aren’t cheap. Depending on the type you choose, you could be looking at anywhere from £400 to £1,500. When you’re already juggling solicitor fees and stamp duty, it might feel like another expense you could do without.
Getting a survey does add time to the buying process. You’ll need to wait for the surveyor to visit the property and write up their report, which usually takes a week or two. If the survey uncovers issues, you might spend more time negotiating with the seller.
When is getting a home survey a good idea?
Different properties come with different risks, so the condition of the property will influence your decision.
Buying a New Home
Even with a sparkly new build, getting a snagging survey makes a lot of sense. Getting any issues sorted before you move in is much easier than chasing the developer afterwards.
Buying a 100-Year-Old House
Older homes need extra attention. They’ve been standing for a century or more, so they’re bound to have picked up a few quirks along the way. Victorian and Edwardian houses often hide surprises behind those gorgeous period features – maybe the chimney needs work, or those original floorboards are wobbly. A full building survey will dig deep into any potential issues.
Purchasing a ‘Fixer Upper’
If you’re buying a property that needs a bit of TLC (or maybe a complete overhaul), getting a proper survey is an absolute must. Maybe you’ve spotted peeling wallpaper, or you’re dreaming of knocking through that kitchen wall to create a lovely open-plan space. A thorough survey will tell you what you’re really getting into.
A building survey is particularly helpful here because it’ll give you the full picture. Your surveyor will spot the not-so-obvious problems that might be lurking behind those visible issues. They’ll also let you know if your renovation dreams are actually doable, which is invaluable if you’re planning extensions or thinking about moving walls around.
Plus, they’ll give you a proper idea of the costs. That conservatory you’re planning? They’ll tell you if there are any structural considerations that might bump up the price. That damp patch in the corner? They’ll explain if it’s a quick fix or something more serious.
Investing in a Buy-to-Let Property
When buying a property to rent out, getting a survey is an important part of the process. Your rental property must meet certain standards before you can let it out. A good survey will flag up any issues that might affect your ability to rent the place out, like problems with damp or ventilation. It’ll also spot things that could turn into expensive headaches once you’ve got tenants in, like a boiler that needs replacing.
Buying in a High-Risk Area
Some areas are known for being higher risk, so it’s worth paying for additional surveys when you’re househunting.
If you’re looking at a house in a flood zone, you’ll want to know exactly what you’re getting into. A good surveyor will check flood defences and drainage, and even chat through what flood prevention measures might be worth putting in place. They’ll also spot any signs of previous flooding that the seller might have forgotten to mention.
Mining areas are another area to watch out for. Parts of Cornwall, Yorkshire, and Wales have old mine shafts hiding underground. Your surveyor will check if these might cause problems and whether you need special insurance. They’ll also look for signs of subsidence – that’s when the ground under your house starts to sink.
Some parts of the UK are prone to subsidence because of the soil type. This is common in parts of London because of the clay on which it is built. If you’re buying in one of these areas, your surveyor will carefully examine any cracks or wonky bits. They’ll tell you if that slightly sloping floor is something to worry about or just adds to the property’s character.
Get Moving with Triangle Legal Services
Buying a house means making lots of decisions, and choosing the right survey (if at all) is one of the many things you’ll need to think through. At Triangle Legal Services, whilst we can’t tell you which survey is right for you, we can help by making the residential property conveyancing process as stress-free as possible.
We can help you understand the legal implications of the reports you have done and work with your surveyor if any issues come up that need sorting before you exchange contracts. We’ll also talk you through your options for negotiating a better price if a survey suggests that the property needs work done.
Want to chat about your house purchase? Call us or contact us online. We’ll give you a clear conveyancing quote for our conveyancing services and walk you through exactly how we can help get you into your new home with minimum stress and maximum confidence.