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What type of survey do I need?

The survey you need may depend on the type and age of the property you want to buy - here's how to tell which one is right for you.

What type of survey do I need?

Getting a survey is one of the most important things you can do when preparing to buy a property. But which one do you need?

What is a survey?

A survey is an assessment of a property's condition. There are various types of survey, each with their own benefits, and they are organised by level. The higher the level, the more in depth the survey is.

In England, Wales and Northern Ireland you would get a survey when you're a buyer considering a property. In Scotland, you get a survey (a Scottish Home Report) before you put the property on the market.

House surveys are carried out by surveyors and we always recommend using a surveyor accredited by RICS (Royal Institution of Chartered Surveyors) as you know they'll have expert training and are up to date with any changes in the industry.

Types of house survey

We offer two main types of survey:

As a rule, if you're buying an older property, one that's had significant building work, or one you plan to do building work on, then a Building Survey (Level 3 Survey) is what you'll need. It's more in depth and will highlight issues as well as the cost of potential works done to fix things.

A HomeBuyer Report (Level 2 Survey) is more basic, but is the most appropriate for the majority of properties.

If your property requires as much detail and information as possible (it is old, made of unconventional material,or has had significant building work done to it), a Building Survey is likely to be the one you will need.

The table below outlines what's covered in both the HomeBuyer Report and Building Survey. You can also chat with a Building Surveyor to see what their recommendation for the property is. This can help you avoid picking the wrong survey and being denied.

HomeBuyer Report (Level 2 Survey)

A HomeBuyer Report is:

  • Most suitable for modern, conventional properties, built out of common materials and in reasonable condition. 

  • Written in a standard format set out by the RICS, providing condition ratings of each element of the property

  • Rates all permanent structures in the property, e.g. garages etc.

  • Highlights important problems that could affect the property’s value

  • Will give on-going maintenance advice for the property

  • Provides an overview of the condition based on visual inspection - they will not manually test

Building Survey (Level 3 Survey)

Building Surveys (previously known as Structural Surveys) are more comprehensive, offering a detailed inspection of the inside and outside.

A Building survey:

  • Is most suitable for older properties, those made of unconventional material (like thatch or timber),or those that have had significant building work done to it. 
  • Provides a detailed report and analysis of the property’s construction and condition. Involving visual checks on accessible areas such as roof or cellar space.
  • Looks at any issues that might compromise structural integrity of the building, like damp, dry rot, wood worm infestation or any potential hazards such as large trees close to the structure.
  • Can be applied to any age of property but is particularly helpful for old, large properties built with unconventional materials

  • Beneficial for dilapidated properties and those that have been extensively altered. 

  • Useful if you plan to renovate or convert the property

  • Advises on defects, repairs and costs, as well as the cost of non-repair.

  • Includes advice for future maintenance
  • Does not include a valuation unless you specifically request one from the surveyor

Other types of surveys

Mortgage valuation

This doesn't actually count as a survey - it's an assessment by your mortgage lender. They send a valuation specialist to value the property. This is to see if it's worth the money you're going to pay, and if the lender should give you a mortgage on it. These valuations can vary from ‘drive by’ to a more indepth inspection of the property.

The valuer is only concerned with problems that might affect the protection of the mortgage lender’s loan. They aren't obliged to reveal any structural problems to you. The lender simply needs to know that they can recoup their loan if they needed to.

Condition Report (Level 1 Survey)

This is the most basic of reports - it gives an overview of the condition of the property and is intended to supplement the information provided with a mortgage valuation survey. It may be the survey needed for new builds just to get a general assessment, but a majorrity of properties will instead need a HomeBuyer Report (Level 2 Survey).

Scottish Home Reports

A Scottish Home Report is slightly different, in that it's provided by the seller of the property. In order to sell a property in Scotland, you need an up-to-date Home Report. This need to be available for a potential buyer to look at before they make an offer. If you're selling in Scotland, you'll need a Home Report.

What are the costs of house surveys?

The price of a house survey varies on the type of survey and the type and size of the property. A survey is always a good investment as it could potentially save you thousands.

  • HomeBuyer Report (Level 2 Survey): the price ranges between £400 and £1,000, depending on the property type.
  • Building Survey (Level 3 Survey):   the price ranges from around £600 to £1,500 plus VAT. This is because it's more in depth and the surveyor will take more time assessing the property and providing the report.

Learn more about how much a survey costs.

You can compare prices for both Building Surveys and HomeBuyer Reports by getting a survey quote.

How to get a House Survey

For the expert guidance a house survey provides, we recommend a RICS regulated surveyor

Although it may seem like another expense during the house buying process, the cost is relatively small in relation to the potential costs of having to repair something that could have been picked up during a survey. It could also provide you with evidence that may allow you to negotiate on price or you may decide to not go through with the purchase at all.

If you are unsure which survey would be needed for the property you are hoping to buy, your surveyor will be able to offer you expert, independent advice on which would be required for your potential home. Remember, that if your surveyor identifies that the survey you've requested isn't fit for purpose, you may have to go through the process again. Your surveyor can't go ahead with a survey that doesn't match the property's needs/requirements. Asking a surveyor for advice if you're unsure what you need can be invaluable.

For a more detailed description of the two surveys, take a look at our guides on the HomeBuyer Report (Level 2 Survey) and the Building Survey (Level 3 Survey). If you're wondering, you can also read our guide on how to make sure you pick a great surveyor.

Updated March 2023 by Jeremy Greer

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