Pre-sale surveys: should sellers get their own survey?

A pre-sale survey can be worth it if you are selling an older, altered or unusual home and want to find out about problems before a buyer's surveyor does. It gives you time to fix issues, gather paperwork or price realistically, which can reduce the risk of renegotiation or the sale falling through. It is usually less useful for modern homes in good condition, and buyers will still normally commission their own survey.

Key points

• A pre-sale survey is commissioned by the seller, for the seller.
• It helps you spot problems early and decide whether to fix, document or price them in.
• Most buyers will still get their own independent survey.
• Once you know about a defect, you must not mislead buyers about it.
• Most useful for older, altered or unusual homes.

What is a pre-sale survey?

A pre-sale survey is a survey of your own home, carried out before or during marketing. The surveyor inspects the property in the same way they would for a buyer, typically to the Level 2 Home Survey or Level 3 Building Survey standard, and you receive a report with condition ratings and recommendations.

In Scotland, sellers already provide a Home Report including a survey. In England and Wales there is currently no legal requirement for sellers to commission a survey. The government has been looking at ways to get more property information provided upfront, but until any changes are made, a pre-sale survey is optional.

Why would a seller get a survey?

Avoid surprises

The buyer's survey is one of the most common points where sales get renegotiated or fall through. Finding problems early means you are not caught off guard weeks into the process.

Fix issues on your terms

If the survey finds a slipped roof tile, blocked gutters or a minor leak, you can fix it cheaply before a buyer's surveyor sees it. You can choose your own contractors and timescale rather than rushing work before exchange.

Gather paperwork early

Many reports flag items for legal checks, such as building regulations approval for an extension or a guarantee for damp proofing. A pre-sale survey gives you time to track these down or arrange retrospective approval or indemnity insurance through your solicitor.

Price realistically

If the property needs significant work, pricing it accordingly from the start can attract buyers who expect it, rather than losing a buyer at survey stage. Adding a valuation can also give you an independent view on value.

Answer questions confidently

When a buyer's report raises an issue, you can respond with knowledge of the problem and, ideally, quotes or evidence of work already done.

The downsides of a pre-sale survey

Buyers will still get their own survey

The report is prepared for you. A buyer cannot normally rely on it, because the surveyor's duty of care is to you, and a buyer's lender will instruct its own valuation. So a pre-sale survey does not save the buyer a survey.

You will know about defects

Once you know about a problem, you cannot pretend you do not. You must answer the property information form accurately and not mislead buyers. Many sellers see this as a positive, because it encourages honesty and reduces the risk of claims later, but it is worth understanding before you commission a report. Take advice from your solicitor if the survey finds something significant.

Cost

A pre-sale survey costs the same as a normal survey, typically £400-£900 for a Level 2 and £600-£1,500+ for a Level 3. See how much does a house survey cost.

It may find nothing useful

For a modern home in good condition, a pre-sale survey may simply confirm what you already know.

When is a pre-sale survey most worth it?

A pre-sale survey tends to be most valuable when:

• The property is old, such as a Victorian or Edwardian house. See surveys for Victorian and period homes.
• There have been significant alterations, such as extensions, loft conversions or removed walls.
• You know or suspect issues like damp, movement or roof problems.
• A previous sale fell through after a buyer's survey.
• The property is unusual, listed or of non-standard construction.
• You want to sell quickly and minimise renegotiation.

It is less likely to be worth it for a newer home, a recently renovated property with full paperwork, or a flat where most of the structure is the freeholder's responsibility.

Alternatives to a full pre-sale survey

If a full survey feels like overkill, you could:

• Get specific checks. An EICR for the electrics, a boiler service and gas safety check, or a drainage survey if you suspect issues.
• Do a maintenance sweep. Clear gutters, fix leaks and cut back vegetation.
• Gather paperwork. Certificates, guarantees and approvals for past work.

Our guide to preparing your home for a buyer's survey covers these steps.

Should I share my pre-sale survey with buyers?

You can, but think it through with your agent and solicitor first. Sharing a report that shows you have dealt with problems, along with invoices and guarantees for the work, can build trust. Sharing a report full of unresolved issues may simply give buyers a negotiating list. Either way, remind buyers that they should get their own survey, because they cannot rely on a report prepared for you.

How to use a pre-sale survey

1. Read the report carefully, starting with condition rating 3 items. See how to read your survey report.
2. Decide what to fix. Small, cheap jobs are often worth doing. Larger jobs may be better reflected in the price.
3. Get quotes for significant items, so you can respond to buyers with figures.
4. Talk to your solicitor about disclosure and any legal issues the report raises.
5. Talk to your agent about pricing and how to present the property.

Book a survey with a fixed price

Whether you are buying or selling, Book A Surveyor finds a regulated local surveyor with availability, agrees a fixed price and takes care of arranging access. Get a fixed-price survey booked.

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