Do I Need a House Survey, and Which Type Should I Get?

Although surveys aren't a legal requirement, skipping one could be a false economy. In our latest guide, we explain whether you need a house survey, what the different types mean, and how to choose the right one for your situation.

Is a Survey the Same as a Mortgage Valuation?

No. A mortgage valuation is for the lender's benefit, not yours. It confirms that the property is worth what you're borrowing, but it doesn't inspect the condition or identify any defects.

A house survey, on the other hand, is an independent report you commission to identify any structural problems, damp, subsidence, or potential repair costs before you finalise the purchase.

Do I Legally Need a Survey?

Surveys are optional - but highly recommended, especially on older properties, non-standard builds, or homes with visible issues. Even with newer homes, snags and defects can occur that only a trained surveyor will spot.

What Are the Main Types of House Survey?

1. RICS Level 1 - Condition Report

This is the most basic survey. It provides a summary of the property's condition, highlights urgent defects and uses a simple traffic light system to flag issues.

• Best for: Modern homes in good condition
• Does not include: Valuation or detailed advice on repairs

2. RICS Level 2 - Homebuyer Report

This mid-range survey is the most popular option. It covers major defects, structural concerns, dampness, insulation issues, and other visible problems. You can choose to include a property valuation and insurance rebuild cost.

• Best for: Properties under 100 years old that appear in reasonable condition
• More thorough than: Condition Report, but non-intrusive

3. RICS Level 3 - Building Survey

This is the most comprehensive option. It includes a comprehensive structural assessment and a detailed report with recommendations for repairs, maintenance, and potential future issues. Surveyors will look in the loft, check behind walls (where accessible), and examine the entire structure.

• Best for: Older properties, listed buildings, unusual construction, or fixer-uppers
• Most detailed - includes estimated repair costs and timescales

How Much Does a Survey Cost?

Costs vary depending on the size, value, and location of the property, as well as the type of survey chosen:

• Condition Report: Typically £300 - £500
• HomeBuyer Report: Around £400 - £700
• Building Survey: Usually £700 - £1,500+

While this may seem like a large upfront cost, discovering a hidden structural fault early on can save you thousands in the long run - or give you a reason to renegotiate the sale price.

What Happens After the Survey?

Once you receive the report, read it carefully and focus on anything flagged as urgent or high-risk. If major problems are found, you can:

• Renegotiate the offer to reflect repair costs
• Request that the seller resolve issues before the exchange
• Walk away if the risks or costs are too high

New-Build Homes: Do I Still Need a Survey?

Even with a new build, it can be worth commissioning a professional snagging survey. These highlight small faults and cosmetic issues that developers should fix before completion. From misaligned tiles to poorly fitted doors, snagging lists help ensure you're getting what you paid for.

A Smart Investment, Not a Cost

While it's tempting to save money during the buying process, skipping a survey can leave you exposed to expensive surprises. Whether it's a loose roof tile or serious structural damage, knowing what you're buying puts you in control.

Choosing the right survey depends on the age, condition, and type of property, and how confident you are in what you're walking into. If in doubt, speak to your estate agent or conveyancer for guidance.

Buying in the North West? Farrell Heyworth offers local property expertise and trusted advice on choosing the right survey for your next move. Our team understands the hidden challenges different homes can pose and can help you avoid the common pitfalls before the exchange.