While not a legal requirement in England, a survey is highly recommended to help you make an informed decision about the property’s condition.
But what do surveyors actually look for? And which type of survey is right for you? Here’s a clear breakdown.
A mortgage valuation isn’t a survey. Your lender arranges a brief valuation simply to confirm the property is worth what you’re paying for it. It won’t identify defects.
A proper survey protects you. It can highlight issues before you exchange contracts, giving you the chance to renegotiate the price or reconsider your purchase.
The most basic survey - suitable for newer or well-maintained properties.
What it includes:
- General condition
- Urgent defects
- Issues that may affect value
- Visible safety risks (e.g., asbestos)
Uses a simple traffic-light rating system to flag concerns.
What it doesn’t include:
- Repair costs
- Detailed descriptions
- Inspection of hidden areas
Best for: Newer homes, modern flats, or properties built from standard materials. A snagging survey may also be useful for new builds.
The most popular option for standard properties in reasonable condition.
What it checks:
- Everything covered in Level 1
- Damp, timber, insulation
- Roof (from ground level)
- Walls, floors, windows, doors
- Plumbing, heating, electrics (visual only)
- Drainage and outbuildings
Optional valuation available.
What it doesn’t include:
- Service testing
- Examination of concealed areas
- Structural calculations
Best for: Most homes built after 1900.
The most detailed - essential for older, unusual, or neglected properties, or if you’re planning major works.
What it includes:
- Full structural overview
- Detailed defect analysis
- Likely causes of issues
- Urgency ratings for repairs
- Long-term maintenance advice
Can be tailored to specific concerns.
Does not include:
- Valuation
- Specialist testing (electrics, gas, drains)
Best for: Victorian/Edwardian homes, listed buildings, large renovations.
External:
- Roof, chimneys, walls
- Windows/doors
- Gutters, drainage
Internal:
- Walls/ceilings
- Floors
- Damp
- Electrics/heating (visual only)
- Insulation
Outside areas:
- Garages, outbuildings, boundaries, paving
Surveyors won’t move furniture, lift flooring, test boilers, wiring, or drains, or inspect unsafe or blocked areas.
- Damp
- Structural movement
- Roof deterioration
- Old wiring
- Ageing boilers
Reports include red, amber, or green ratings. You can renegotiate price, request repairs, or walk away.
Electrical, drainage, damp, structural, asbestos, knotweed.
- Level 1: £300–£500
- Level 2: £450–£1,000
- Level 3: £750–£2,000+
Look for RICS (Royal Institution of Chartered Surveyors) qualified professionals. They follow strict standards and have insurance if something goes wrong.
A survey is a worthwhile investment that can save you thousands. Choose the level that fits the property’s age and condition. Scotland uses a different system, where sellers must provide a Home Report.
