A survey tells you about the condition of a property before you’re legally committed to buying it. It can reveal problems that aren’t obvious at a viewing — from damp and roof defects to subsidence — and give you the information to renegotiate or walk away.
Key takeaways
- A lender’s valuation is not a survey, and it isn’t done for your benefit.
- RICS Home Surveys come in three levels, with more detail at each level.
- Choose the level based on the property’s age, construction, condition and any alterations.
- Book the survey after your offer is accepted and before exchange of contracts.
- In Scotland, the seller provides a Home Report including a Single Survey.
Mortgage valuation vs survey
When you apply for a mortgage, the lender arranges a valuation. This checks that the property is worth roughly what you’re paying and is suitable security for the loan. It may be a brief inspection or even a desktop check using data.
A valuation:
- Is for the lender, not for you
- Doesn’t assess the condition in any detail
- Won’t tell you about repairs needed
A survey is an inspection you commission for yourself. It reports on the property’s condition and points out defects, risks and repairs.
The RICS Home Survey levels
The Royal Institution of Chartered Surveyors (RICS) sets standards for three levels of home survey. Other providers offer similar products under different names, so check what’s included.
Level 1 — Condition report
The most basic option. The surveyor carries out a visual inspection and gives each part of the property a traffic-light rating:
- Green (1) — no repair currently needed
- Amber (2) — defects that need repairing but aren’t serious or urgent
- Red (3) — serious defects or ones that need urgent attention
It doesn’t include advice on repairs or a valuation. It suits newer homes in good condition built in a conventional way.
Level 2 — HomeBuyer survey
The most popular choice. It includes everything in Level 1, plus more detail on problems found and advice on repairs and ongoing maintenance. The surveyor will look in the roof space if accessible and may check for damp with a meter.
It’s available with or without a valuation. The valuation version includes the surveyor’s opinion of market value and a reinstatement cost for insurance.
It suits conventional homes in reasonable condition.
Level 3 — Building survey
The most detailed. The surveyor carries out a thorough inspection and gives a detailed description of the construction, materials and condition. It explains defects, their likely causes, possible repairs and often rough timescales and costs.
It doesn’t normally include a valuation, though some surveyors will add one for an extra fee.
Comparison table
| Level 1 (condition report) | Level 2 (HomeBuyer) | Level 3 (building survey) | |
|---|---|---|---|
| Best for | Newer, conventional homes in good condition | Most conventional homes in reasonable condition | Older, larger, altered, unusual or listed homes |
| Inspection | Visual, non-intrusive | Visual, more detailed, roof space if accessible | Thorough; accessible areas examined closely |
| Condition ratings | Yes | Yes | Yes, with detailed explanations |
| Repair advice | No | Yes, outline | Yes, detailed with likely causes |
| Valuation | No | Optional | Not usually (may be added) |
| Typical cost | Around £400–£600 | Around £500–£1,000 | Around £700–£1,500+ |
Prices vary depending on the property’s size, value and location, and between firms. Get a few quotes and add the cost to your budget using our cost of buying calculator.
Which survey should you choose?
Think about these factors.
Age of the property
- New build or under around 10 years old — a Level 1 may be enough, though some buyers choose a snagging survey for new builds instead.
- Typical post-war homes in decent condition — a Level 2 usually fits.
- Pre-1900, or homes over around 50 years old with signs of wear — consider a Level 3.
Condition
If the property looks run down, has visible cracks or signs of damp, or you plan major renovations, a Level 3 gives you the detail you’ll need.
Alterations and extensions
If walls have been removed, a loft converted or an extension added, a Level 3 survey can look more closely at the work. Your conveyancer should also check for planning permission and building regulations sign-off.
Unusual construction or listed status
Timber frame, thatched, non-standard construction or listed buildings usually need a Level 3, ideally from a surveyor with experience of that type of property.
Your own confidence
If you’re a first-time buyer or don’t know much about building maintenance, a more detailed report can be worth the extra cost.
When to book a survey
Book your survey once your offer has been accepted and you’ve instructed a conveyancer, but before exchange of contracts. Make sure the surveyor is RICS-regulated and has local knowledge. Provide access details and any information you have, such as known extensions.
What to do with the results
If the survey highlights issues:
- Get quotes from builders or specialists for the main repairs.
- Renegotiate the price based on the cost of the work.
- Ask the seller to fix problems before completion.
- Ask your conveyancer to raise further enquiries.
- Walk away if the problems are too serious — in England, Wales and Northern Ireland you’re not committed until exchange.
Don’t panic about minor issues. Many surveys list lots of amber items in older homes that are normal for their age.
Scotland: the Home Report
In Scotland, the seller must provide a Home Report before marketing. It includes a Single Survey with condition ratings and a valuation, an Energy Report and a Property Questionnaire. Many lenders rely on the Home Report valuation.
You can still commission your own, more detailed survey if you have concerns. See our guide to buying in Scotland.
This guide is general information, not legal or financial advice. Rules change — check GOV.UK or speak to a qualified professional.