A house survey is one of the most important — and most skipped — steps in buying a property. A good survey can uncover hidden defects that cost tens of thousands to fix, giving you the power to renegotiate or walk away. Here's what to know.
Types of Survey
Level 1: RICS Condition Report
A basic traffic-light report on the condition of the property. It highlights urgent defects and significant issues but doesn't go into detail or provide a valuation.
- Best for: new-build or nearly new properties in apparently good condition
- Typical cost: £300–£500
Level 2: RICS Home Survey (formerly HomeBuyer Report)
A more detailed report covering the condition of all visible elements, with a market valuation and insurance rebuild cost. It identifies defects, risks, and potential future issues.
- Best for: conventional properties in reasonable condition, built in the last ~100 years
- Typical cost: £400–£800
Level 3: RICS Building Survey (formerly Structural Survey)
The most comprehensive survey — a full structural assessment of the property, including hard-to-access areas (with the owner's permission). It covers all major and minor defects, repair options, and estimated costs.
- Best for: older properties, unusual construction, properties in poor condition, or those you plan to renovate extensively
- Typical cost: £600–£1,500+
What a Survey Covers
A Level 2 or 3 survey typically covers:
- Roof (including loft space if accessible)
- Walls, floors, and ceilings
- Dampness assessment
- Timber defects (rot, woodworm)
- Windows and doors
- Drainage (surface inspection only — a full drainage survey is separate)
- Services (visual assessment of electrical, plumbing, heating — not a full test)
- Outbuildings and grounds
What a Survey Doesn't Cover
- Wiring and plumbing beyond a visual check (you need a separate electrical safety test or plumbing inspection for this)
- Drainage below ground (a CCTV drainage survey is separate, £150–£300)
- Asbestos testing (separate specialist survey)
- Japanese knotweed (separate specialist survey)
- Gas safety (needs a Gas Safe engineer)
When to Upgrade to a Level 3 Survey
Always choose a Level 3 Building Survey if:
- The property is over 50 years old
- The construction is unusual (timber frame, thatch, cob, etc.)
- The property is in poor condition or has been neglected
- You plan to renovate or extend significantly
- The property is listed or in a conservation area
Using the Survey to Negotiate
If the survey uncovers significant defects (damp, roof problems, structural issues), you can:
- Ask the seller to fix the issues before completion
- Negotiate a lower purchase price to reflect the repair costs
- Walk away if the problems are serious enough
Even a £800 survey that uncovers £10,000 of roof repairs has paid for itself many times over.