What type of home survey do I need?

What is a home survey?

A home survey is an evaluation carried out by a qualified surveyor to assess the condition of a property. Although home surveys are optional, they’re very important when you’re buying a home.

• A survey can uncover faults in a property so you won’t be faced with unforeseen repair work when you move in.

• You can use the findings of the survey to negotiate if the valuation is below the agreed price, or arrange for problems to be fixed before you close the deal.

• The results of a survey might even make you reconsider buying, if it reveals the property’s in a much worse condition than you expected.

Who should carry out a survey?

You’ll need to find a professional surveyor to carry out your survey. They should be a member of either:

• The Royal Institution of Chartered Surveyors (RICS)

• The Residential Property Surveyors Association (RPSA)

Whose responsibility is it to arrange a home survey?

In England, Wales and Northern Ireland, it’s up to the buyer to organise and pay for the survey. Typically, if you’re buying a property, you’ll arrange the survey after you’ve had your offer accepted.

In Scotland, however, the seller provides a survey as part of the Home Report. You should be able to view the report before you even put in an offer, and you (as a buyer) can commission your own survey too if you want to.

What does a survey look at?

There are several types of surveys. The one you choose will depend on the type and condition of the property as well as its location, price and size.

Depending on the type you choose, the survey can give you essential information on:

• The general condition of the building

• Any structural problems, like subsidence, rot or unstable walls

• The state of services connected to the property – like the water and electrics

• Whether any repairs or maintenance are advised

• An estimate of the rebuild price for insurance purposes.

The level of detail included in the report depends on the type of survey you choose. Generally, the more detailed the survey, the more it will cost.

Is a home survey different to a mortgage valuation survey?

Although they’re often confused, a mortgage valuation is not the same as a home survey.

Mortgage valuations are carried out on the mortgage lender’s behalf to make sure the property is worth roughly what you’re paying for it. But a surveyor might not even visit the property and you won’t get the same in-depth, impartial advice as you do with a home survey.

Sometimes the lender won't even share the results of its valuation survey. That's because it's done to protect the interests of the mortgage provider. A house survey, on the other hand, is designed to protect you.

Your home may be repossessed if you do not keep up repayments on your mortgage.

I’m buying a new-build property. What type of home survey do I need?

If you’re buying a new-build house or flat, the property shouldn’t have any major structural problems so, unless you have any specific concerns, you’ll probably need a RICS Level 1 Home Survey – previously called a RICS Condition Report.

This is the cheapest type of home survey. The surveyor will:

• Check the condition of the property

• Highlight any defects, risks, or legal issues

• Perform a standard visual inspection without removing any fixed panels.

For this report, surveyors use a simple traffic light system, where green means everything is fine, orange means there is a potential risk and red means there’s an issue that needs resolving.

However, the survey won’t offer any advice on repairs or tell you how much the property is worth.

New-build snagging surveys

Alternatively, you could consider a new-build snagging survey, which is also carried out by a chartered surveyor or snagging inspection specialist. This tends to be more expensive than a Level 1 home survey, starting at around £300 or more.

Some companies specialise in this type of survey. They’ll check for faults and the quality of finish on the property, including:

• A thorough evaluation of all interior and exterior spaces

• An assessment of all finishes and fixtures

• Any breaches of building regulations

• Any quality issues, where the building falls short of warranty standards

• Any outstanding works to be completed.

Your new property might come with an NHBC guarantee. This is a warranty covering quality of construction that could last for up to 10 years after purchase.

However, it’s still a good idea to get a snagging survey done a week or two before money is sent to the builder on completion. This gives the developer time to fix problems – at no extra cost to you – before you move in.

Some snagging surveys offer a re-inspection for an extra cost, so you can be sure that remedial work has been carried out properly.

I’m buying a standard property in a reasonable condition. What type of home survey do I need?

If you’re buying a house or flat built in the past 100 years or so – and it seems to be in reasonably good condition – you might want to go for a RICS Level 2 Home Survey. This was previously called the RICS HomeBuyer Report.

As well as looking at the general condition of the property, a Level 2 Report will:

• Look for any structural problems, such as damp or subsidence

• Perform a more detailed inspection of the roof space and drainage chamber

• Provide advice on any repairs and maintenance work needed and estimates of costs.

With a RICS Level 2 Report, you can also opt for a second valuation of the property (at extra cost). With this enhanced report, you’ll also be given an estimate of how much the property would cost to rebuild, for the purposes of your buildings insurance.

An RPSA Home Condition Survey is also an option. It includes colour-coded ratings, and costs start from around £400.

Of course, if you want full reassurance, you can still opt for a more expensive full structural survey.

I’m buying an older or non-conventional property, or a property in poor condition. What type of home survey do I need?

It’s important to be fully informed if you’re buying an older property, especially a listed building or a non-standard property such as a thatched or timber house.

For these types of property, it’s a good idea to get the most comprehensive survey: the RICS Level 3 Home Survey – previously called the RICS Building Survey.

It’s also a good idea to get this survey if you’re planning to renovate or convert a property, or if a property looks to be in poor condition.

Sometimes known as a full structural survey, the RICS Level 3 Home Survey is more extensive than the Level 2. Although the surveyor won’t go so far as ripping up the floorboards or looking inside the walls, they will look at accessible areas, such as attic or cellar space.

They’ll also look at potential risks outside – such as large trees growing close to the property – and they can give you an idea of potential concerns in the local area.

RICS Level 3 house survey categories

The RICS Level 3 Survey categorises issues as either 1, 2 or 3, depending on their severity, so you can easily see what should take priority.

As well as advice on how to deal with the problems identified, the survey will detail the probable cause and the potential consequences if these problems aren’t fixed.

The RPSA offers a similar Building Survey, providing a detailed review of a property’s condition in a user-friendly format. It also offers advice about repairs and ongoing maintenance. Price generally depends on the size, age and location of the property.

How much does a home survey cost?

What you’ll pay for a home survey will depend on the size and complexity of the property you’re hoping to buy. Professional surveyors base their fees on how long it’s likely to take to conduct the survey and any overheads they might incur in providing the service.

As a rough guide, The HomeOwners Alliance suggests you can expect to pay in the region of:

• £300-£900 – RICS Level 1 Home Survey

• £400-£1,000 – RICS Level 2 Home Survey

• Up to £1,500 – RICS Level 3 Home Survey.

How do I arrange a home survey?

You can look for accredited local surveyors through:

• The Royal Institution of Chartered Surveyors (RICS)

• The Residential Property Surveyors Association (RPSA).

Or, if you’re getting a mortgage to buy the property, your lender may be able to recommend a surveyor to you.

Your solicitor or estate agent may also recommend a surveyor. But sometimes, although not always, they might receive a commission that could be built into the cost, so you don’t have to go with their suggestion.

Remember, if you’re buying a home in Scotland, it’s usually the seller who organises the home survey.

Read more about conveyancing fees when buying a new property.