What happens on survey day (and should you be there)?

On survey day, the surveyor visits the property to carry out a visual inspection inside and out, taking notes, photos and moisture readings, and then writes up their findings in a report. You do not need to be there. Access is normally arranged through the estate agent, and most surveyors offer a call afterwards to talk through anything important.

Key points

• The surveyor carries out a visual, non-invasive inspection.
• You do not have to attend, and most buyers do not.
• Access is usually arranged with the estate agent or seller.
• The surveyor will not move heavy furniture, lift fitted floor coverings or open up walls.
• Anything they cannot see is recorded as not inspected.

What does the surveyor do on the day?

The exact scope depends on the survey level you booked, but a typical visit follows a similar pattern.

Outside

The surveyor usually starts outside, looking at:

• Roof coverings, chimneys, flashings, gutters and downpipes (from ground level, often using binoculars, or a camera on a pole).
• External walls, including cracks, render, pointing and signs of movement.
• Windows, doors and external joinery.
• Damp-proof course level and ground levels against the walls.
• Boundaries, garden walls, outbuildings and garages.
• Drainage inspection chambers, where they can be safely lifted.
• Signs of trees close to the building and any obvious invasive plants.

Inside

Inside, they work room by room:

• Ceilings, walls and floors, looking for cracks, stains and distortion.
• Moisture readings with a damp meter at vulnerable points.
• Windows, doors, staircases and fitted joinery.
• Kitchens and bathrooms, including signs of leaks.
• Fireplaces and chimney breasts.
• The roof space, if there is safe access, looking at the roof structure, insulation and ventilation.

Services

A surveyor is not an electrician, gas engineer or plumber. They will look at the visible parts of the electrics, gas, heating, water and drainage and flag anything that looks outdated or unsafe, but they do not test the systems. Where needed, the report will recommend a specialist check.

What will the surveyor not do?

Surveys are non-invasive. The surveyor will normally not:

• Move heavy furniture or stored items.
• Lift fitted carpets or floorboards.
• Drill holes or open up walls.
• Climb onto the roof.
• Test the electrics, boiler or drains.

That is why the report may say some areas were not inspected. This is normal and not a sign of a poor survey. A Level 3 Building Survey goes further than a Level 2 in many areas, but the same basic limits apply.

Should you be at the survey?

There is no requirement to attend, and in most cases you do not need to.

Reasons not to attend

• Surveyors work best without distractions and need to concentrate.
• Your presence may make the seller uncomfortable, especially if they are at home.
• The surveyor will not give final conclusions on the spot. Their view develops as they write the report.
• You will get a full written report plus the chance to ask questions afterwards.

Reasons you might want to

• You have specific concerns, such as a crack you spotted at the viewing.
• You want to see something with the surveyor, like the roof space.
• It is a complex property and you want context.

If you want to attend, ask the surveyor and the estate agent first. Many surveyors are happy to meet you briefly at the end of the inspection rather than having you follow them around. A phone call after the visit or once the report arrives is the most common approach.

How to get the most from survey day

Even if you are not there, you can help the surveyor do a better job:

• Tell them your concerns before the visit. If you noticed damp smells, cracks or a sagging ceiling at the viewing, say so when you book.
• Share what you know. Extensions, loft conversions, replacement windows or recent building work are all useful to mention.
• Check access. Make sure the agent knows the surveyor needs the loft hatch, garage, outbuildings and meter cupboards.
• Prepare your questions. Our guide to questions to ask your surveyor can help.

If you are the seller, see how to prepare your home for the buyer's survey.

How long will the surveyor be there?

A Level 2 survey usually takes around two to four hours on site for a typical house. A Level 3 can take half a day or more. Bigger, older and more complex properties take longer. See how long a house survey takes for typical timings and report turnaround.

What if the property is tenanted or empty?

If the property is let, the tenant must be given notice and may restrict times, which can slow down booking. If it is empty, the agent will usually hold keys and meet the surveyor or let them in. In empty homes, check that the utilities are on where possible, as the surveyor can see more with lights and heating working.

What happens after the visit?

The surveyor writes up the report, assigning condition ratings to each element:

• Condition rating 3: defects that are serious and/or need urgent repair, replacement or further investigation.
• Condition rating 2: defects that need repairing or replacing but are not considered serious or urgent.
• Condition rating 1: no repair is currently needed.
• NI: not inspected.

Once you have the report, read our guide on how to read your survey report and call the surveyor with any questions.

What if something serious is found?

If the surveyor finds something significant, such as structural movement or an unsafe gas appliance, they will flag it clearly. Some will call you ahead of the report if it is urgent. You may then want specialist quotes, a structural engineer's report or a conversation with the seller about the price.

Get your survey booked

Most of the hassle on survey day is getting a date agreed with the estate agent. Book A Surveyor finds a regulated local surveyor with availability, agrees a fixed price and arranges access with the agent for you. Read how it works or get a fixed-price survey booked.

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