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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.
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
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.
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.
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.
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.
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 |
We have partnered with Optimus, a leading panel management company, to help you find the right Home Survey by providing you access to Optimus’ panel of more than 300 RICS surveyors.
All you need to do is give Optimus a few details about your planned purchase and they’ll be able to give you a quote you for the Home Survey. This way, they can give you an accurate fee instantly, rather than an estimate.
They offer a fixed-price guarantee on all Home Survey types, regardless of location or property type – and there are no hidden fees.
If you’d like to find out more about their service, call Optimus on 0330 0366 802 or email [email protected].
