House survey guides
Straight answers on choosing a survey, what it costs, what the report means and what to do next.
Choosing a survey
Buy-to-let surveys: what landlords should check before they buy
Buying a rental property? Which survey landlords need, what to look for so the home passes safety and lettings standards, and how it ties in with your buy-to-let mortgage.
Choosing a surveyBuying a flat: which survey and what to check
Which survey to get when buying a flat, what a surveyor can and can't inspect in a block, and the lease and building checks that matter.
Choosing a surveyBuying a house with an extension or loft conversion: survey guide
Buying a home with an extension or loft conversion? Which survey to choose, common defects, and the paperwork your conveyancer should check.
Choosing a surveyBuying a listed building: which survey do you need?
Buying a listed building? Why a Level 3 survey from a surveyor with historic building experience matters, plus consent risks to check.
Choosing a surveyDo I need a survey on a new build home?
Do new build homes need a survey? Why a snagging inspection is worth it, what the warranty does and doesn't cover, and when to book.
Choosing a surveyIs a Level 1 Condition Report worth it?
What a RICS Level 1 Condition Report includes, its limits, and when it's worth paying for versus a Level 2 Home Survey.
Choosing a surveyLevel 2 survey with valuation: when is it worth adding?
When to add a valuation to your Level 2 Home Survey, what it includes, and how it differs from your lender's mortgage valuation.
Choosing a surveyLevel 2 vs Level 3 survey: which do you need?
Level 2 or Level 3 survey? How the two RICS surveys differ in depth, price and report, and which one suits the home you're buying.
Choosing a surveyMortgage valuation vs survey: why your lender's valuation isn't enough
A mortgage valuation protects your lender, not you. How it differs from a home survey and why most buyers should get both.
Choosing a surveyRICS vs RPSA surveyors: what's the difference?
RICS and RPSA both regulate residential surveyors. How they differ, what each offers buyers, and how to check your surveyor is regulated.
Choosing a surveySurveys for Victorian and period homes
Which survey to get on a Victorian, Edwardian or Georgian home, the defects surveyors commonly find, and how to plan for repairs.
Choosing a surveyWhat is a RICS Level 2 Home Survey?
What a RICS Level 2 Home Survey covers, what it doesn't, typical costs, and which homes it suits. Plain-English guide for UK buyers.
Choosing a surveyWhat is a RICS Level 3 Building Survey?
What a RICS Level 3 Building Survey includes, who needs one, typical costs and how it differs from a Level 2. A plain-English UK guide.
Costs and process
Buying a house when you're self-employed: mortgage, survey and timing
Self-employed and buying a home? What lenders look for, how long it takes, and how to time your survey so a slower mortgage doesn't cost you the house.
Costs and processDown valuation: what to do if your mortgage valuation comes in low
Your lender valued the house below the price you agreed. Here is why down valuations happen and your five realistic options, from renegotiating to switching lender.
Costs and processFirst-time buyer timeline: mortgage, survey and conveyancing in the right order
A step-by-step timeline for first-time buyers in England, from agreement in principle to completion, showing when to book your mortgage, survey and conveyancer.
Costs and processHow long does a house survey take, and when do you get the report?
How long Level 1, Level 2 and Level 3 surveys take on site, when the report arrives, and what can slow things down. Plan your timeline before exchange.
Costs and processHow much does a house survey cost in the UK?
Typical UK house survey prices for Level 1, Level 2 and Level 3 surveys, what pushes the cost up or down, and how to avoid paying for the wrong survey.
Costs and processHow to choose a good local surveyor
How to choose a good local surveyor: check regulation, insurance, local knowledge, the right survey level, clear pricing and independence from the agent.
Costs and processHow to read your survey report: condition ratings explained
What condition ratings 1, 2, 3 and NI mean in a RICS survey report, which sections to read first, and how to turn findings into action.
Costs and processHow to renegotiate the price after a bad survey
How to use your survey report to renegotiate the house price: what justifies a reduction, how to get quotes, and how to put the offer to the agent.
Costs and processMortgage retention: what it means when your lender holds money back
A mortgage retention is when your lender keeps back part of the loan until repairs are done. Why it happens, how it affects your purchase and what to do next.
Costs and processPre-sale surveys: should sellers get their own survey?
Should you get a survey before selling your home? The pros, cons and costs of a pre-sale survey, and when it is worth it for sellers in England and Wales.
Costs and processQuestions to ask your surveyor before and after the survey
The questions to ask a surveyor before booking and after your report arrives, so you choose the right survey and understand exactly what was found.
Costs and processSelling? How to prepare your home for the buyer's survey
Practical steps sellers can take before the buyer's survey: clear access, gather paperwork, fix small jobs and avoid surprises that put the sale at risk.
Costs and processShould you pull out of a purchase after a bad survey?
Should you pull out after a bad survey? The red flags, the cost of walking away, and the alternatives to try before you withdraw from a purchase.
Costs and processStorage when moving house: when you need it and how to arrange it
Moving dates rarely line up perfectly. Here is when short-term storage makes sense during a house move, what size and price to expect, and the easiest way to arrange it.
Costs and processWhat happens on survey day (and should you be there)?
What a surveyor does on survey day, what they will and will not check, and whether you need to attend. A plain-English guide for homebuyers.
Costs and processWhen should you book a house survey?
Book your house survey as soon as your offer is accepted. Here is why timing matters, how it fits with your mortgage and solicitor, and what delays it.
Costs and processWho pays for a house survey, buyer or seller?
In England and Wales the buyer usually pays for the house survey. Here is why, what sellers pay for, and how survey costs fit into your moving budget.
Defects and problems
Asbestos in older homes: what a survey report means
Asbestos mentioned in your survey? Where it is found in UK homes built before 2000, what the surveyor's comments mean and when to get it tested.
Defects and problemsBuying in a former coal mining area: surveys and searches
Buying a home on the old coalfield? What a CON29M coal mining search shows, what a survey adds and what to do if a mine shaft is nearby.
Defects and problemsCommon roof problems surveyors find
The roof problems surveyors find most often, from slipped slates and nail sickness to flat roof failure and sagging, and what each means for you.
Defects and problemsCracks in walls: which ones a surveyor worries about
Which cracks in walls are cosmetic and which a surveyor worries about. Crack widths, patterns and when to call a structural engineer.
Defects and problemsDamp in a survey report: rising, penetrating and condensation
Damp flagged in your survey? How surveyors tell rising damp, penetrating damp and condensation apart, and what to do before you exchange.
Defects and problemsFlood risk: what to check before you buy
How to check flood risk before buying a house: official flood maps, searches, insurance, Flood Re and what your surveyor can and can't tell you.
Defects and problemsJapanese knotweed and buying a house
Japanese knotweed near a house you want to buy? How the RICS 2022 management categories work, what lenders need and how to protect yourself.
Defects and problemsNon-standard construction: PRC, timber frame and system-built homes
Buying a PRC, steel-framed, timber frame or system-built home? What non-standard construction means for mortgages, surveys and resale.
Defects and problemsRadon and buying a house
Buying in a radon affected area? What radon is, how to check a property, the UKHSA action and target levels, testing and typical fixes.
Defects and problemsSpray foam and cavity wall insulation: why surveyors flag them
Why surveyors flag spray foam roof insulation and cavity wall insulation, how they affect mortgages and what to check before you buy.
Defects and problemsSubsidence: what a survey can (and can't) tell you
What a surveyor can tell you about subsidence, what they can't, and the steps to take if movement is flagged in your house survey.
Defects and problemsWhat a surveyor checks on electrics and gas (and when you need a specialist)
What a house surveyor checks on electrics, gas and heating, what they don't test, and when to book an EICR or a Gas Safe engineer before you buy.
For surveyors
Going independent as a residential surveyor: what you need to know
Thinking of leaving a large firm to go independent as a residential surveyor? The upsides, the risks, the setup steps and how to keep your diary full.
For surveyorsStarting your own surveying practice: regulation, PI insurance and finding work
A practical checklist for starting a residential surveying practice in England and Wales: RICS or RPSA regulation, PI insurance, setup and finding work.