Getting a home survey is a crucial step when buying a property. What is a home survey? It’s an assessment of a property’s condition, highlighting any potential issues. Can I get a home survey at any stage of the buying process? Yes, typically after your offer has been accepted. Who is responsible for arranging a home survey? Usually, the buyer arranges their own survey.
Navigating the property market can feel like a maze. You’ve found your dream home, your offer is accepted, and the paperwork is starting to flow. But before you sign on the dotted line and commit to a mortgage, there’s one vital step that could save you a significant amount of money and heartache: getting a home survey. This detailed property inspection provides an in-depth look at the condition of the property you intend to buy, revealing potential problems that might not be obvious during a viewing.
This guide will walk you through everything you need to know about getting a home survey, from the different types of property surveys available to how to choose the right professional and what to expect from the final report.
When to Get a Home Survey
The ideal time to get a home survey is after your offer has been accepted by the seller, but before you legally commit to the purchase (i.e., before exchanging contracts). This window of opportunity allows you to:
- Identify issues: Discover any hidden defects or structural problems.
- Negotiate the price: Use the survey findings to renegotiate the purchase price with the seller if significant issues are found.
- Withdraw from the purchase: If the survey reveals major, unresolvable problems, you can withdraw from the sale without losing your deposit.
While some mortgage lenders will conduct a basic valuation, this is not a survey and is primarily for their benefit to ensure the property is worth the amount they are lending. It does not protect your interests as a buyer.
Types of Property Surveys
There are several common types of property surveys, each offering a different level of detail and suited to different property types and buyer needs.
Home Buyer’s Report (Level 2 Survey)
The Home Buyer’s Report, often referred to as a Level 2 survey, is the most popular choice for conventional properties in good condition that appear to have been well-maintained. It’s a comprehensive yet concise report that focuses on the condition of the property and provides advice on whether it is suitable for purchase.
What a Home Buyer’s Report includes:
- An overall assessment of the property’s condition.
- Identification of defects that may be serious or are affecting the property’s value.
- A list of any urgent problems that need addressing immediately.
- Advice on the condition of the property, including any necessary repairs or future maintenance.
- An opinion on the market value of the property.
- A summary of the surveyor’s findings.
- A report on standard services like electricity, water, and gas.
- A check of visible damp, structural issues, and roof conditions.
This report does not typically include detailed advice on how to carry out repairs or an exhaustive investigation of hidden parts of the property.
Building Survey (Level 3 Survey)
A Building Survey, historically known as a structural survey, is the most thorough type of survey available. It is typically recommended for older properties, properties in poor condition, or properties that you plan to renovate or extend. This is a Level 3 survey.
What a Building Survey includes:
- A detailed examination of the property’s construction and materials.
- Identification of all visible defects, whether serious or minor.
- A breakdown of necessary repairs and maintenance, often with estimated costs.
- A report on services such as heating, plumbing, and electrical systems.
- An assessment of damp, rot, and infestation.
- Advice on potential future issues based on the property’s age and construction.
- A more in-depth look at the roof, walls, floors, and foundations.
- It can often be tailored to your specific needs and concerns.
This comprehensive report will also often include photographs and detailed explanations.
Building Survey vs. Home Buyer’s Report: Key Differences
| Feature | Home Buyer’s Report (Level 2) | Building Survey (Level 3) |
|---|---|---|
| Suitability | Conventional homes in good condition; less complex properties | Older properties, dilapidated properties, unusual construction, planned renovations |
| Depth of Inspection | Visual inspection only; no intrusive testing | More thorough, including accessible areas not normally seen |
| Report Detail | Concise, highlights major issues | Detailed, comprehensive, includes recommendations for repairs |
| Cost | Generally less expensive | More expensive due to the in-depth nature and time involved |
| Focus | Major defects affecting value and immediate safety | All defects, structural integrity, potential future issues, repair options |
New Build Snagging List (Limited Scope)
If you are buying a brand-new property, you might consider a “snagging list” service. This is not a formal survey but a detailed inspection of the property to identify cosmetic flaws or minor defects (snags) that need rectifying by the developer before you move in or during the warranty period.
Choosing a Surveyor
Selecting the right surveyor qualifications and the right firm is crucial to getting an accurate and useful report.
What to Look For in a Surveyor
- Accreditation: Ensure the surveyor is a member of a professional body such as the Royal Institution of Chartered Surveyors (RICS). RICS members adhere to strict ethical codes and standards.
- Experience: Look for a surveyor with experience in the type of property you are buying. For example, if you’re buying a historic listed building, choose a surveyor with expertise in such properties.
- Insurance: Check that the surveyor has adequate professional indemnity insurance.
- Clear Communication: A good surveyor will be able to explain their findings clearly and answer your questions without using excessive jargon.
- Local Knowledge: A surveyor familiar with the local area may have a better insight into common issues in specific types of housing.
How to Find a Surveyor
- RICS Website: The RICS website has a “Find a Surveyor” tool.
- Referrals: Ask your solicitor, estate agent, or friends and family for recommendations. However, be aware that estate agents are working for the seller, so their recommendations might not always be entirely objective.
- Online Comparison Sites: Several websites allow you to compare quotes from RICS-accredited surveyors.
Obtaining Quotes and Comparing Services
When you contact surveyors, be prepared to provide details about the property you are buying (address, age, type, and any known issues). Ask for:
- A detailed breakdown of what each survey type includes.
- The total survey costs and what they cover.
- The timeframe for completing the survey and delivering the report.
- Their availability.
Don’t just opt for the cheapest quote. Consider the reputation, experience, and the thoroughness of the service offered.
Survey Costs
The survey costs can vary significantly depending on the type of survey, the location and size of the property, and the surveyor’s fees.
- Home Buyer’s Report: Typically ranges from £300 to £700.
- Building Survey: Can range from £500 to over £1,000, sometimes reaching £2,000 or more for very large or complex properties.
- New Build Snagging List: Generally costs between £200 and £400.
It’s important to remember that these are initial estimates. Always get a formal quote before committing. Investing in a survey is often a small price to pay compared to the potential cost of unexpected repairs.
What a Home Survey Includes
The specifics of what a survey includes will depend on the type of property survey you choose, but all good surveys aim to provide you with a clear picture of the property’s condition.
Key Areas of Inspection
Regardless of the survey type, a competent surveyor will typically examine:
- The Exterior: Roof, chimneys, gutters, walls, windows, doors, and the general condition of the building’s fabric.
- The Interior: Walls, floors, ceilings, stairs, and any visible structural elements.
- Services: Visible parts of the plumbing, electrical, and heating systems.
- Damp and Rot: Evidence of damp, condensation, or wood rot.
- Structural Issues: Any signs of subsidence, settlement, or significant cracking.
- Outbuildings: Garages, sheds, and conservatories are usually included.
- Grounds: Immediate surroundings, drainage, and boundary issues (though extensive garden inspections are usually separate).
The Surveyor’s Report Meaning
The survey report meaning is vital for making an informed decision. Surveyors use a traffic light system to categorise defects:
- Green (1): No immediate action or repair needed. These are items in good condition, or minor issues that will require normal maintenance.
- Amber (2): Defects requiring attention but not urgent. These are issues that need to be repaired but are not causing immediate danger or significant deterioration. The report will advise on the nature of the repair and that it needs attention in the short to medium term.
- Red (3): Serious defects needing urgent attention. These are significant structural or safety issues that require immediate action by a specialist. These could include major structural problems, serious damp issues, or a faulty roof.
The report will also include a summary of the property’s condition, an overall opinion from the surveyor, and recommendations for further investigation if necessary.
The Survey Process: Step-by-Step
- Offer Accepted: Your offer is accepted by the seller.
- Choose a Surveyor: Research, get quotes, and select your surveyor.
- Instruct the Surveyor: Formally instruct the surveyor, providing all necessary details.
- Survey Appointment: The surveyor arranges access to the property, often coordinating with the estate agent.
- The Survey: The surveyor conducts their inspection. This can take anywhere from 1 to 4 hours, depending on the property and survey type.
- Report Delivery: The surveyor compiles their report and sends it to you, typically within a few working days.
- Review the Report: Carefully read the report and contact the surveyor with any questions.
- Decision Time: Based on the report, you can proceed with the purchase, renegotiate the price, or withdraw from the sale.
Common Issues Revealed by Home Surveys
Home surveys can uncover a wide range of problems, from minor cosmetic issues to major structural defects. Some common findings include:
Structural Problems
- Subsidence and Settlement: Cracks in walls, particularly around doors and windows, can indicate the building is sinking or settling.
- Roof Issues: Damaged tiles, leaking gutters, blocked downpipes, and chimney problems.
- Damp and Rot: Rising damp, penetrating damp, and wood rot can cause significant structural damage if left untreated.
- Cracked Walls: Can be cosmetic or indicate more serious structural movement.
- Floor Issues: Uneven floors, sagging joists, or rotten floorboards.
Service Issues
- Plumbing: Leaks, outdated pipework, inefficient hot water systems.
- Electrical: Old wiring, insufficient sockets, lack of modern safety features like RCDs.
- Heating: Inefficient boilers, old radiators, or faulty thermostats.
Other Common Defects
- Window and Door Problems: Rotten frames, condensation in double glazing, poor seals.
- Pest Infestations: Evidence of woodworm, Japanese knotweed, or rodents.
- Drainage Issues: Blocked drains, collapsed manholes, or faulty sewage systems.
What to Do After Receiving Your Survey Report
Receiving your survey report is a critical moment. Here’s how to best utilize the information:
Deciphering the Survey Report
Take your time to read the report thoroughly. Pay close attention to any red or amber flags. Don’t hesitate to call the surveyor to clarify any points you don’t understand. They are there to help you interpret their findings.
Negotiating with the Seller
If the survey reveals defects that will cost money to repair, you have grounds to renegotiate the purchase price. Present the surveyor’s findings to the seller (usually via your solicitor or estate agent) and propose a revised offer that reflects the cost of the necessary repairs.
Example Negotiation Points:
- Cost of immediate repairs: If the surveyor identifies a red-flag item, such as a leaking roof, get a quote for the repair.
- Future maintenance costs: If the survey indicates that significant future maintenance will be required (e.g., a new boiler or a complete rewire), you can factor this into your negotiation.
- Disclosure of hidden defects: If the survey uncovers issues that you believe the seller was aware of but did not disclose, this can strengthen your negotiating position.
When to Walk Away
In some cases, the survey might reveal issues so severe that they make the property an unviable purchase. This could include:
- Major structural instability (e.g., significant subsidence).
- Extensive damp and rot that has compromised the building’s integrity.
- Prohibitive repair costs that far exceed your budget.
- Legal issues related to the property that cannot be easily resolved.
If the findings are too daunting, it’s better to walk away from the purchase now, rather than to buy a property that becomes a financial and emotional burden.
Frequently Asked Questions (FAQ)
Q1: How long does a home survey take?
A home survey can take anywhere from 1 to 4 hours, depending on the size and complexity of the property and the type of survey conducted.
Q2: How long does it take to get a survey report?
Most surveyors will provide the report within 2-5 working days of completing the inspection.
Q3: Can I attend the survey?
While some surveyors allow you to be present, it’s generally recommended that you let them conduct their inspection without your presence. This allows them to work efficiently and carry out a more thorough examination without feeling observed. You can then arrange a call or meeting with them to discuss their findings.
Q4: What if the survey finds problems?
If problems are found, you have several options: you can renegotiate the purchase price with the seller, ask the seller to carry out repairs before completion, or, if the issues are severe, you can withdraw from the purchase.
Q5: Is a mortgage valuation the same as a home survey?
No, a mortgage valuation is a basic assessment carried out for the lender to ensure the property is worth the amount they are lending. It is not a detailed inspection of the property’s condition and does not protect the buyer.
Q6: How much does a home survey cost?
The cost varies depending on the type of survey and the property. A Home Buyer’s Report typically costs between £300 and £700, while a Building Survey can cost from £500 to over £1,000.
Q7: What are surveyor qualifications?
Surveyors should ideally be members of a professional body like the Royal Institution of Chartered Surveyors (RICS). This ensures they meet certain standards and ethical requirements.
Getting a home survey is a prudent investment when buying a property. It provides peace of mind and can save you from unforeseen expenses and significant stress down the line. By choosing the right type of survey, selecting a qualified surveyor, and carefully reviewing the report, you can make a more informed decision about your next home.