House survey types, costs, and benefits

After your house offer is accepted, ordering a professional house survey should be your next priority. House surveys cost £300-£1,500 but can save thousands by identifying structural defects, damp problems, and safety issues before completion.

A house survey is a professional property inspection conducted by a RICS-qualified surveyor to assess a building’s structural condition, identify defects, and estimate repairs costs before purchase. Think of it as a health check-up for your potential new home.

Your surveyor will thoroughly inspect the structural elements of the property from minor wear to major structural issues. This includes inspecting foundations, roofs, walls, floors, windows, doors and the plumbing, electrical, and heating systems.

They could identify problems that are missed or invisible to you viewing the property – like structural damage, damp, subsidence, electrical faults and more.

Your survey report will provide a detailed property condition report with repair potential repair costs estimates.

Found an issue that’ll cost £8,000 to fix? You could negotiate the price down or ask the seller to resolve it before you move in. In some cases, the survey might even reveal deal-breakers that change your mind about the purchase which could save you thousands.

Here’s a break down of the different types of survey you can get, use this information to inform your decision:

When it comes to house surveys, you’ve got a few options. There are three main types to choose from, ranging from basic to comprehensive.

The RICS updated their survey names in March 2021, but don’t worry – the content remains the same. Here’s a quick rundown of the three options:

1. Level 1 Survey (formerly known as a Condition Report)

2. Level 2 Survey (previously called as HomeBuyer Report)

3. Level 3 Survey (previously named a Building Survey)

Each level offers more detail than the last, helping you choose the right fit for your needs and the property you’re considering.

Let’s take a closer look at what each of the surveys include in them.

The Level 1 Survey is your basic property health check. It’s quick, straightforward, and gives you an overall picture of your potential new home’s condition.

The survey is ideal for modern or newer homes that seem to be in good shape. It’s like a general overview that flags any big issues you should know about.

What does a level 1 survey cover?

Here’s what you can expect:

• A look inside and outside the main building and any permanent outbuildings
• Inspection of roof structure and other visible features from the access hatch
• A check of the gas, water and electricity services
• An assessment of boundary walls, fences, and shared areas

The surveyor will highlight any significant issues, risks, urgent defects, or potential legal concerns. However, remember that this survey doesn’t dive into the nitty-gritty details.

A level 2 survey gives you a more detailed look at your potential new home. It’s a step up from the level 1, offering a deeper dive into the property’s condition.

This survey is a great fit for most modern, conventional properties. If the home is in reasonable shape and less than 50 years old, a level 2 survey is likely your best bet.

What does a Level 2 Survey cover?

Here’s what you can expect:

• A background info on the property and its location
• An estimate of the rebuilding cost for insurance purposes
• A visual check of the property’s services
• An assessment of boundary walls
• Damp-proofing check, including damp test on walls
• A look at drainage (though drains aren’t tested)
• Inspection of timbers for issues like woodworm or rot
• Details of urgent problems that could affect the property’s value
• Estimated costs for repairing any urgent defects

 This survey gives you a clearer picture of the property’s overall health, highlighting any issue that need addressing.

A Level 3 Survey is the most thorough property check-up available. It’s an in-depth inspection that leaves no stone unturned.

While you can opt for this survey on any property, it’s particularly valuable for large, unusual, or older homes. Yes, it’s the priciest option, but it could save you thousands by revealing hidden issues before you buy.

What does a Level 3 Survey cover?

Here’s what you can expect:

• Detailed insights on the property’s condition
• A heads-up on potential risks or hidden defects
• A breakdown of needed repairs, their urgency and estimated costs
• A thorough inspection of all visible and accessible parts of the building, including roofs, walls floors, windows, doors, chimneys, cellars, garages, and outbuildings
• The option to ask your surveyor to inspect specific aspects your concerned about
• The ability to request a property valuation as part of the survey

This survey gives you the most comprehensive understanding of your potential new home.