Home Surveys
If you are buying a property in the UK, arranging a home survey is highly recommended before you complete the purchase. A survey provides an expert account of the property's condition and highlights any problems in a clear, easy-to-understand way. While it is not a legal requirement in England and Wales, a home is likely to be one of the most expensive purchases you ever make. Uncovering issues early gives you the information you need to rethink the purchase, or it can save you money by allowing you to renegotiate the sale price to cover the cost of necessary repairs.
Why Choose An RICS Professional
An RICS Home Survey involves an in-depth visual inspection by a qualified professional, followed by a detailed written report.1 By using a regulated RICS member, you ensure the survey is impartial, reliable, and conducted to the strict rules of the RICS Home Survey Standard. These surveyors also hold appropriate professional indemnity insurance for your protection. The industry uses the term home survey rather than house survey because the service applies to all types of residential properties, including flats, studios, duplexes, maisonettes, and bungalows.
Navigating The Types Of Home Surveys
To increase consistency and transparency, RICS introduced three distinct levels of home surveys in March 2021. The right choice depends on the age, size, condition, complexity, and originality of the property you wish to buy.
Level 1 Home Survey
Previously known as a Condition Report, a Level 1 survey is typically the most affordable option, starting at around £300. It is aimed at newer homes and conventional properties built from common materials that are in good condition. The surveyor will describe the property's condition, highlight urgent defects, identify major risks, and note potential legal issues. However, it is a basic overview and does not provide specific advice on how to manage or repair any faults found.
Level 2 Home Survey
Formerly called a Home Buyer Report, this is the most popular type of survey and generally costs upwards of £400. It is best suited for conventional properties in reasonable condition with a simple layout. A Level 2 survey checks for significant structural problems like subsidence and damp, and includes a more extensive inspection of the roof space and drainage chambers than a Level 1 survey. It will, however, not inspect behind walls or under floorboards.
The report provides detailed information and ideas for future repairs or maintenance. You can request a Level 2 survey on its own, or you can opt for a version that includes a market valuation and an insurance reinstatement figure to ensure you have the correct level of coverage.
Level 3 Home Survey
This is the most comprehensive and expensive option, previously known as an RICS Building Survey, with prices generally starting at £600 and bespoke services costing over £1,000. It provides an extensive analysis of the property's condition, including an assessment of potentially concealed defects, and offers thorough guidance on necessary repairs and maintenance options. A Level 3 survey is the best choice if you are purchasing a large, older, or listed property, a building that has been significantly altered, or a home requiring extensive renovation work.
New Build Snagging Survey
If you are buying a brand-new home, you should consider a new build snagging survey before you move in. Starting at around £300, this involves an independent inspection of your new home to highlight any issues or defects missed by the builder or developer. Identifying these issues before completion ensures the developer addresses them before you finalise the purchase.
Understanding Survey Costs
The cost of a home survey varies based on the level you choose and the specific property. A Level 1 survey starts at a few hundred pounds, whereas bespoke Level 3 services can cost over one thousand pounds. A surveyor calculates their fee based on the complexity of the home, the time required to provide the service, and associated business costs such as travel and overheads. Because the report is unique to your property at a specific point in time, it will naturally differ in price from a survey on a different home.
Get A Quote For Your Survey
To make arranging your home survey as simple as possible, we have partnered with SortRefer to provide access to a panel of fully qualified national surveyors. Through our dedicated portal, you can generate instant quotes for an RICS Homebuyer Report (Level 2) or a comprehensive Building Survey (Level 3). You can review your options, compare prices, and instruct a surveyor directly through the secure platform.
To start comparing options and find the right professional for your property purchase, visit our bespoke quotation page.
Mortgage Valuations Vs Home Surveys
It is crucial to understand that a home survey is not the same as a mortgage valuation. A lender valuation is a limited assessment carried out solely for the benefit of your mortgage provider to verify that the property is worth the amount they are lending to you. Often provided as a free service, a valuation lacks the detail of a home survey and will not uncover underlying problems that could be incredibly costly for you to fix down the line. Additionally, if the valuer highlights any potential issues or defects during the basic mortgage valuation, your mortgage lender may require a full structural or homebuyer survey before they proceed with your mortgage offer.
Buying A Property In Scotland
The home buying process is fundamentally different in Scotland. All offers on properties must be made through a solicitor, so it is highly recommended to appoint one before you even start viewing properties.
When a property goes up for sale in Scotland, the seller is legally required to arrange a Home Report before marketing the property. This report must be available to prospective buyers and includes a Level 2 survey and valuation, an Energy Performance Certificate (EPC), and a detailed property questionnaire completed by the seller.
Despite the availability of a Level 2 survey, you may still want an independent survey carried out, or your mortgage lender may require one.
Next Steps After Your Survey
If your survey reveals that the property is in good condition, you can proceed with confidence. If deficiencies are found, you should assess their severity and determine what it will take to resolve them. It is wise to get written quotes from at least two experienced contractors before making a legal commitment to buy.
Sometimes, a surveyor will recommend further investigations if they cannot fully assess a part of the property. This usually happens when an area is hidden from view or when specialist knowledge is required. Your report will detail which element is affected, when the investigation should take place, and who should conduct it.
Whether you choose to instruct your own surveyor, decide to use our quotation portal, or would like us to arrange a survey on your behalf, we are here to support you. As a completely fee-free mortgage broker, Mortgage Winners is dedicated to making the entire home buying process as smooth and straightforward as possible, ensuring you have the expert guidance you need at every step.
Speak To An Adviser Today
Navigating your mortgage options is easier with the right advice. Whether you are stepping onto the property ladder, moving up, remortgaging, or expanding a Buy to Let portfolio, our fee-free advisers are ready to help.
Request a callback for a relaxed introductory chat. We will clearly explain your options and outline your next steps with absolutely no obligation or pressure to move forward.
