The Complete Guide to House Surveys
By Martin Shortt, Owner of Future Home Surveys
Buying a home is one of the most significant financial commitments most people will make in their lifetime. Whether you're a first-time buyer or a seasoned property investor, understanding the condition of the property you intend to purchase is absolutely essential. That’s where a house survey comes in.
At Future Home Surveys, we believe that clarity breeds confidence. That’s why we’ve put together this straightforward guide to help you understand everything you need to know about house surveys – from what they are, to the types available, what they cost, and how they can help protect your investment.
What Is a House Survey?
A house survey is an expert assessment of a property's condition, carried out by a qualified surveyor. The survey identifies potential issues such as structural defects, damp, or subsidence. It can also highlight areas of concern that may affect the property's value or require attention after purchase.
For many buyers, a house survey provides peace of mind. For others, it may be a vital tool to renegotiate the purchase price or decide to walk away from a property that could be a financial burden.
Do You Need a House Survey?
Legally, you don't have to get a house survey – but in our professional experience, it's one of the smartest steps you can take in the home-buying process.
If you're purchasing an older property, one that has undergone extensive renovations, or even a seemingly well-presented home, a survey can uncover issues that aren’t immediately visible.
We often find that buyers who skip surveys may face unexpected repair bills down the line. A survey allows you to make informed decisions, factor in potential costs, and sometimes renegotiate with the seller.
The Main Types of House Survey
There are three main types of house survey, each offering a different level of detail. The right one for you depends on the property's age, condition, and complexity.
1. Level 1: RICS Condition Report
This is the most basic survey and is best suited to newer homes or those in good condition. It provides a summary of the property's overall condition and highlights any urgent defects, using a traffic light system.
2. Level 2: RICS HomeBuyer Report
The HomeBuyer Report is the most popular choice for typical home purchases. It includes a more detailed inspection, covering the inside and outside of the property, and highlights any significant issues that could affect its value.
You can choose to include a market valuation and a reinstatement cost for insurance purposes. This report is ideal for conventional properties in reasonable condition.
3. Level 3: RICS Building Survey
Formerly known as a structural survey, this is the most in-depth report available. It's suited for older, larger, or more complex properties, or homes in visible disrepair. The report includes detailed analysis of structure, construction methods, defects, and potential repairs, alongside advice on maintenance and further investigations.
At Future Home Surveys, we offer clear guidance on the right survey type for your property and circumstances.
How Much Does a Survey Cost?
Survey costs vary based on the level of survey and the value of the property. As a general guide:
- Condition Report: from £300
- HomeBuyer Report: from £400–£600
- Building Survey: from £600–£1,200+
Prices also depend on the location and complexity of the property. We always provide upfront, transparent quotes with no hidden fees.
What a Survey Can Reveal
Our surveys often uncover hidden issues that aren’t obvious during a casual viewing. These can include:
- Structural cracks or movement
- Damp, rot, or mould
- Roof damage
- Electrical or plumbing faults
- Unsafe alterations or extensions
- Japanese knotweed or other invasive plants
- Asbestos and other hazardous materials
Identifying these issues early helps you understand the risks and gives you leverage in any post-survey negotiations.
Mortgage Valuations vs House Surveys
It’s worth noting that a mortgage valuation is not a substitute for a house survey. A valuation is arranged by your lender to ensure the property is worth the loan amount – it's for their benefit, not yours.
A home survey, on the other hand, is commissioned by you and provides a detailed evaluation of the property’s physical condition.
When Should You Get a Survey?
Once your offer on a property has been accepted, that's the right time to arrange a survey. Acting quickly helps avoid delays in the purchase process, and ensures you have the information you need before contracts are exchanged.
At Future Home Surveys, we pride ourselves on prompt, responsive service – so you’re not left waiting during what is already a stressful time.
Final Thoughts
A home survey is about more than compliance – it’s about peace of mind, financial clarity, and protecting your investment. Whether you're buying a one-bedroom flat or a country home, a professional survey is a crucial step in the process.
As a former Royal Navy Engineering Officer, I built Future Home Surveys on principles of precision, reliability, and service. When you instruct us, you’ll receive not just a report, but clear, honest advice to help you move forward with confidence.
Need a Quote or Some Advice?
Get in touch with us at Future Home Surveys for a no-obligation quote or to speak with one of our RICS-accredited surveyors. We're here to help you buy smarter and safer.