Selling? How to prepare your home for the buyer's survey

To prepare your home for the buyer's survey, give the surveyor clear access to every part of the property (especially the loft, meters, boiler and outbuildings), gather your paperwork for any work done, and sort out small maintenance jobs beforehand. A tidy, accessible, well-documented home makes for a smoother inspection and fewer vague "further investigation" recommendations that can delay or derail a sale.

Key points

• Clear access to the loft hatch, boiler, consumer unit, meters, drains and outbuildings.
• Have certificates and guarantees ready for any alterations and work.
• Fix small, cheap issues like blocked gutters and dripping taps.
• Do not try to hide defects; it can backfire legally and practically.
• You do not need to be home, but if you are, give the surveyor space.

Why preparing for the survey matters

The buyer's survey is one of the most common points where sales wobble. A Level 2 or Level 3 report that lists lots of "not inspected" areas, or recommends many specialist checks, can make buyers nervous and lead to delays or a price renegotiation.

You cannot change your home's age or construction, but you can make sure the surveyor sees it at its best and has the information they need.

Clear access

Surveyors carry out a visual inspection and do not move heavy furniture or lift fitted floor coverings. If they cannot see something, it is recorded as not inspected, often with a recommendation for further checks. Make it easy for them:

• Loft hatch. Clear the space below it and make sure the hatch opens. A ladder in the loft helps, and lighting is a bonus.
• Boiler and hot water cylinder. Clear cupboards so they can be seen.
• Consumer unit (fuse box) and meters. Keep them accessible.
• Under-sink areas. Clear enough to look for leaks.
• Drain covers. Make sure inspection chambers are not hidden under pots, decking or gravel.
• Outbuildings, garages and sheds. Unlock them and leave keys with the agent.
• External walls. Move bins, log stores and anything piled against walls, which can also cause damp.
• Sub-floor vents. Clear any that are blocked by soil or planting.

Gather your paperwork

The surveyor will often flag items for the buyer's solicitor to check. Having documents ready speeds things up and reassures the buyer. Useful paperwork includes:

• Planning permission and building regulations completion certificates for extensions, loft conversions and structural alterations.
• FENSA or similar certificates for replacement windows and doors.
• Electrical installation certificates or a recent Electrical Installation Condition Report (EICR).
• Gas Safe certificates and boiler service records.
• Guarantees for damp proofing, timber treatment, roofing, insulation or a new boiler.
• Any structural engineer's reports, especially if there has been past movement.
• Japanese knotweed management plans, if relevant.
• For flats: lease, service charge information and details of any major works.

You will need much of this for your solicitor and the property information form anyway.

Fix small, cheap issues

Minor jobs left undone can make a home look neglected and lead the surveyor to wonder what else has been overlooked. Consider:

• Clearing gutters and downpipes.
• Replacing slipped or cracked roof tiles.
• Fixing dripping taps and running toilets.
• Re-sealing around baths and showers.
• Bleeding radiators and getting the boiler serviced.
• Replacing blown bulbs so rooms can be seen properly.
• Cutting back plants growing against walls or over the roof.
• Treating condensation and mould with ventilation and cleaning.

These jobs are cheap and can prevent small items appearing as condition rating 2s.

What not to do

• Do not hide defects. Covering damp patches or cracks with fresh paint just before a survey can raise suspicion. Fresh decoration in one spot is something surveyors notice.
• Do not mislead. You must answer the property information form accurately. Misrepresentation can lead to claims after completion.
• Do not start big projects. Rushed major work without proper sign-off can create more problems than it solves.
• Do not follow the surveyor around. It distracts them and can make the inspection take longer.

Should I be home for the survey?

You do not have to be. Many sellers leave the agent to provide access. If you are at home:

• Let the surveyor work without interruption.
• Be available to answer simple questions (for example, where the stopcock is).
• Keep pets out of the way.
• Do not try to explain away every crack.

See what happens on survey day for what the surveyor does.

What happens after the survey?

The report goes to the buyer, not you. If it raises issues, the buyer may:

• Ask questions through the solicitors.
• Request copies of certificates or guarantees.
• Ask you to carry out repairs before exchange.
• Ask for a price reduction, often supported by quotes.

Respond promptly and calmly. If a request is reasonable and backed by evidence, a sensible compromise is often better than losing the buyer, especially if another buyer's survey would find the same thing.

Preparing a flat for the survey

If you are selling a flat, the surveyor may also look at shared areas and the outside of the building where accessible. Ask your managing agent to make sure communal doors, bin stores and any roof access are available if needed. Have your lease, recent service charge accounts and details of any planned major works ready, as these often come up. See buying a flat: which survey and what to check to understand what buyers look for.

Should I get my own survey first?

Some sellers commission their own survey before marketing to spot problems early. It can help, but it is not right for every sale. See pre-sale surveys for sellers.

Quick checklist for sellers

• Loft hatch clear and opening.
• Boiler, cylinder, consumer unit and meters accessible.
• Drain covers visible.
• Outbuildings unlocked or keys with the agent.
• Paperwork collected.
• Gutters cleared and small repairs done.
• Plants cut back from walls.

Buying as well as selling?

If you are moving on, you will need a survey on your next home. Book A Surveyor finds a regulated local surveyor with availability, agrees a fixed price and arranges access with the estate agent. Get a fixed-price survey booked.

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