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What is a house survey?

A house survey is a detailed inspection of a property's condition, helping you understand if it’s structurally sound before you commit to buying. Whether you're purchasing your first flat, a forever home, or a buy-to-let investment, a survey offers peace of mind and could save you from costly surprises later on.

While not a legal requirement, a house survey can reveal hidden issues, like damp, subsidence, or roof damage, that might not be obvious at first glance. With this insight, you can:

  • Avoid unexpected repair costs after moving in

  • Renegotiate the asking price based on the findings

  • Reconsider the purchase altogether if major issues are uncovered

Choosing the right type of survey can feel overwhelming, but it doesn’t have to be. We make it easy to compare options and find a qualified chartered surveyor at a competitive price.

What’s the difference between a house survey and a mortgage valuation?

A mortgage valuation is a basic check carried out for the benefit of your mortgage lender, or sometimes for a cash buyer. Its main purpose is to confirm that the property is worth the price being paid, helping the lender decide whether it's a safe investment. It’s not designed to uncover structural issues or give you a detailed report on the property’s condition.

That’s where a house survey comes in.

A house survey is commissioned by you, the buyer, to assess the condition of the property. It provides a much deeper look into its structure, potential issues, and overall safety. These surveys are carried out by RICS-qualified surveyors and come in three levels:

  • Home Survey Level 1 – Basic overview, suitable for newer properties in good condition

  • Home Survey Level 2 – More detailed, highlights visible problems and includes advice on repairs (formerly called a Homebuyer Report)

  • Home Survey Level 3 – The most comprehensive, ideal for older, larger, or visibly run-down homes (previously known as a Full Structural Survey)

While a valuation confirms what the property is worth, a survey helps you understand what you’re actually buying, so you’re not hit with unexpected repair costs later.

In short:

  • Mortgage valuation = for your lender

  • House survey = for your peace of mind

What are the different types of house surveys?

When buying a property, choosing the right type of survey can help you avoid costly surprises. RICS (Royal Institution of Chartered Surveyors) offers three main levels of surveys, each suited to different property types and buyer needs.

RICS Level 1 Survey (Condition Report)

Best for: Newer homes in good condition
What it includes:

A basic visual inspection

Identifies urgent issues only

Uses a traffic light system to highlight condition

Does not include a valuation or insurance rebuild cost

No advice on repairs or maintenance

Cost: £300–£900
Duration: Around 1 hour

This is the most basic survey and doesn’t involve an in-depth investigation. It's ideal if you're buying a relatively modern home and just want reassurance that there are no obvious defects.

RICS Level 2 Survey (Homebuyer Report)

Best for: Conventional homes in reasonable condition
What it includes:

  • Thorough visual inspection

  • Checks accessible areas like lofts, basements, and cupboards

  • Can include a market valuation and rebuild cost

  • Flags major issues and offers advice on minor repairs

  • No invasive testing or in-depth structural investigation

Cost: £400–£1,000
Duration: 1 to 4 hours

This mid-level survey offers a balanced mix of insight and affordability. It’s the most commonly chosen option for buyers.

RICS Level 3 Survey (Building Survey / Full Structural Survey)

Best for: Older, larger, or unusual properties — or homes in poor condition
What it includes:

  • In-depth inspection of the property’s structure and materials

  • Checks services (e.g. electrics, plumbing) are working

  • Detailed analysis of any defects and recommendations for repairs

  • Advice on ongoing maintenance and potential issues like damp, woodworm, or subsidence

Cost: £600–£1,200
Duration: Several hours, depending on property size

This is the most comprehensive survey and provides peace of mind if you’re buying a property that could need more work or has visible issues.

Do I need a full house-survey?

A Level 2 Home Survey is usually suitable for most modern properties built using standard construction methods, especially if there are no visible signs of damage. However, if the property is over 150 years old, has been significantly renovated, or appears to be in poor condition, a more detailed Level 3 Home Survey is a better choice. Given the size of the purchase, many buyers also choose a Level 3 survey for added peace of mind.

Since sellers aren't legally required to disclose structural issues, a full survey can help uncover any hidden problems before contracts are signed. Offering extra protection during the buying process.

What type of home survey is right for me?

Level 2

Level 3

I’m buying a standard construction property 

yes

no

I’d like a user-friendly traffic light rating

yes

no

I’m buying a property that’s more than 150 years old

no

yes

I’m buying a property that’s been significantly altered

no

yes

I plan to significantly alter the property once it’s mine

no

yes

I want advice on repairs and maintenance required

yes

yes

I want a key risks report

yes

yes

I want to know about issues that affect the value

yes

yes

I want details of problems that need urgent attention

yes

no

I want a rebuild value for insurance purposes

yes

no

I want an in-depth inspection

no

yes

I want a comprehensive structural report

no

yes

I want a description of the defects uncovered

no

yes

I want professional advice on repair options

no

yes

FAQs

How much does a home survey cost?

Survey costs typically range from £300 to over £1,000, depending on the type of survey and the property's size, age, and location. More detailed surveys, like a Level 3 Building Survey, tend to be the most expensive.

How long does a house survey take?

A typical home survey takes a few hours to complete on-site. The surveyor’s full report is usually delivered within 2 to 5 working days, though this can vary depending on the survey type and the property’s condition.

Can a survey help me renegotiate the purchase price?

Yes. If your survey uncovers issues like damp, roof damage, or structural problems, you can use the findings to negotiate a lower price or request that the seller fixes the issues before exchange.

Do new-build homes need a survey?

While new-builds are less likely to have major issues, a snagging survey can help identify minor defects like poor finishes or faulty fittings, giving you leverage to request repairs before moving in.

What happens if the survey finds a serious problem?

If your survey uncovers serious issues like subsidence or major damp, you may want to get specialist inspections, renegotiate, or even reconsider the purchase, depending on the risks and costs involved.

Who are Optimus?

MoneyExpert has partnered with Optimus to help you find the right house survey by giving you access to a panel of over 300 RICS-accredited surveyors.

Simply provide a few details about your planned property purchase, and Optimus will generate an instant, accurate quote, no guesswork, just clear pricing.

They also offer a fixed-price guarantee on all types of surveys, no matter the location or property type. Plus, there are no hidden fees, so you’ll know exactly what you’re paying from the start.