Property Surveys and Valuations
Understanding different types of property surveys and why you need them
Important: Valuation vs Survey
A mortgage valuation is NOT a survey. It’s a basic check for the lender. It won’t tell you about problems with the property.
Types of Survey
Level 1
RICS Condition Report
Cost: £300-400
Best for: New builds and modern homes in good condition
- Basic visual inspection
- Traffic light ratings
- Highlights urgent defects
- No advice on repairs
Level 2
RICS HomeBuyer Report
Cost: £400-600
Best for: Conventional properties in reasonable condition
Time: 90 minutes to 4 hours
- More detailed inspection
- Advice on necessary repairs
- Market valuation included
- Insurance rebuild cost
- Won’t lift carpets or move furniture
Level 3
RICS Building Survey
Cost: £600-1,500+
Best for: Older properties, listed buildings, or those needing work
Time: 1 to 8 hours
- Comprehensive inspection
- Detailed analysis of condition
- Advice on repairs and maintenance
- Can be tailored to your concerns
- Will lift loose carpets and floorboards
Preparing a Property for Survey
Whether you’re buying or selling, proper preparation ensures a smooth survey process:
For Sellers: Before the Survey
- Tidy and declutter – A well-presented home may be valued higher
- Clear access to key areas – Move furniture from exterior walls
- Make documents available – Planning permissions, warranties, certificates
- Fix minor issues – Dripping taps, mould, hairline cracks
- Prepare outdoor areas – Tidy gardens, unlock sheds and garages
For Buyers: What to Know
- Surveyors won’t move items – Heavy furniture may block inspection
- Limited specialist checks – Basic checks only on electrics and gas
- Access restrictions – Note any areas the surveyor couldn’t inspect
- Garden inspection – Trees and plants near property will be checked
- Follow-up may be needed – If areas were inaccessible
Common Issues Found
Roof problems
Damp issues
Structural movement
Electrical problems
Plumbing issues
Inadequate insulation
Red Flags to Watch For
Asbestos
Woodworm
Dry rot
Subsidence
Japanese Knotweed
Faulty drainpipes
Using Survey Results
If significant issues are found:
Get Quotes
Get repair quotes from contractors
Negotiate
Renegotiate purchase price
Request Fixes
Ask seller to fix before completion
Walk Away
Consider walking away if too severe
🔍 Survey Tips
- Don’t skip a survey to save money – it could cost you thousands later
- Choose the right level for your property type and age
- Ask the surveyor about specific concerns before they visit
- Read the full report carefully, not just the summary
- Budget for potential repairs identified in the survey
- Remember: your home is only worth what a buyer is willing to pay
Quick Cost Comparison
| Survey Type | Cost Range | Inspection Level | Typical Duration |
|---|---|---|---|
| Condition Report | £300-400 | Basic | 1-2 hours |
| HomeBuyer Report | £400-600 | Standard | 90 min – 4 hours |
| Building Survey | £600-1,500+ | Comprehensive | 1-8 hours |