So you’ve spent hours searching listings, been on viewing after viewing, and you’ve finally found your dream home. Once the excitement of having an offer accepted has passed though, you’ll need to set about the practicalities of the next steps in the process. And before you go much further, you really need to think about a survey.

A property survey is an inspection of a property’s condition carried out by an expert, with the intention of identifying any issues to the prospective buyer. The surveyor is usually engaged by the prospective buyer once an offer has been accepted by the vendor. The surveyor will arrange an agreeable date and time with the home owner to visit the property and carry out an inspection, then will prepare a report based on their findings.

Property surveys are a necessary part of home ownership, offering peace of mind for home buyers and an important opportunity to understand more about a property before it’s too late. Our team of surveyors at Multiskill have decades of experience in reporting, advising and recommending suitable treatments for a wide variety of properties. Here we share their tips for choosing a homebuyer’s survey. 

Why do I need a property survey?

When you’re probably about to spend the most money you ever have in your life, the last thing you’ll feel like doing is adding more expense – especially for something that seem intangible, like a survey. Another way of looking at it though is: can you afford not to? The cost of a survey is a drop in the ocean compared to that of a new property, and could save you an awful lot of expense further down the road. By highlighting issues before you continue with the purchase and incur other costs such as solicitors’ fees, the survey may stop you from wasting money on a property that needs too much work to be financially viable, or it could give you the opportunity to negotiate a better price with the vendor. 

For example, if your survey finds that the property requires repairs which will cost £15,000, you could ask for the vendor to reduce the agreed price by £15,000 or instead make the necessary repairs before exchanging contracts. If the vendor is unwilling to negotiate, you’ll have the opportunity to decide whether the property is still worth the original offer agreed, or whether you should back away from the sale. Either way, it’s far better to be aware of any problems and go into the process with your eyes open, so that you can make informed decisions that reflect your needs and budget.

Which type of survey should I choose?

The type of survey that is appropriate for you depends on the property you’re buying. Factors such as the property’s age, noticeable condition, location, and value should all be taken into consideration. We’ve detailed the different types of surveys available, to give you an idea of which will suit you best:

Mortgage valuation
If you’re buying with a mortgage, the lender will almost always carry out some sort of valuation on the property to ensure it’s actually worth the amount that you are planning to pay for it. This is sometimes called a valuation ‘survey’, but this is a little misleading, since mortgage valuations are not nearly as comprehensive as a full survey. On occasion, a mortgage valuation will be carried out without even visiting the property. It is reassuring to have this valuation come in from your lender so that you know the amount you’ve offered represents good value, but they will almost always mirror your offer, and this cannot take the place of a proper survey. 

RICS Level 1 (Condition Report)
This is the most basic and standard type of survey, formerly called the RICS Condition Report and now known as RICS Level 1. It involves a visual inspection only, and usually uses basic traffic light ratings to give an overview of the property’s condition and any significant issues, without going into detail. This means it is really only suitable for very simple, modern-build properties that look to be in very good condition.  

RICS Level 2 (HomeBuyer Report)
More commonly known by its old name, the RICS Homebuyer Report, the RICS standard Level 2 is available as a survey only, and survey with valuation. The survey will include the general condition of the property, any major faults in accessible parts of the building that may affect the value, and any urgent problems that might need inspecting by a specialist. In addition, the survey should also include the results of tests for damp in the walls, any damage to timbers such as woodworm or rot, the condition of any damp-proofing, insulation and drainage (though drains aren’t tested), and the estimated cost of rebuilding the property for insurance purposes. It is worth noting however that the inspection is ‘non-intrusive’, meaning the surveyor won’t look behind furniture or under floorboards, so they will only be able to identify issues that appear on the surface.

This survey is completed to a standard format set out by the RICS, and it’s most suited to conventional properties in reasonable condition, which are under 150 years old. If the property has been significantly altered, if you’re planning major alterations, or if it’s clearly in need of significant repair, this type of survey is likely not extensive enough. This mid-level survey tends to be the choice for most properties however, and will highlight any issues that could affect the property’s value, as well as the surveyor’s advice on any repairs required. The survey should also show any problems such as damp and subsidence, and highlight anything that doesn’t meet current building regulations, which are important to take into account when entering into a purchase. 

RICS Level 3 (Building Survey)
Formerly known as a Full Structural Survey, this survey may follow a standard RICS Building Survey format, especially in urban areas where properties tend to be of more consistent construction. Where surveyors cover a mix of rural, semi-rural and urban properties, they are more likely to have their own customised reporting formats. This means that although a Building Survey will meet the minimum standard of RICS Level 3, some may be more comprehensive than others, and you should take that into consideration when choosing a surveyor and comparing fees. It is also important to discuss what you expect from your survey and any particular concerns to ensure the surveyor covers everything you need them to.

A Building Survey will examine all accessible parts of the property,  and you can even ask to have specific areas included, should you have any particular concerns about the property. In this way it can often be tailored to your needs, or that of the property, as agreed between you and your surveyor in advance. In general though it will usually include details of major and minor defects and their impact, an estimated cost of repairs, results of damp testing on walls, the condition of damp-proofing, insulation and drainage, any damage to timbers including woodworm and rot, technical information on the construction of the property and the materials used, pertinent information about the location, and recommendations for any further special inspections. The surveyor will be ‘hands on’ and do things like check the attic and look under floorboards, unlike with the more basic types of survey.

Whilst a full Building Survey is suitable for any property, they are usually only required for Listed buildings, older properties, buildings constructed in an unusual way, properties which have been extensively altered, or which you intend to alter extensively yourself.  This is the most thorough type of survey, and is definitely worthwhile if you’re planning to do a significant amount of work on the property, or if you have any major concerns. 

Specialist surveys
Depending on the state of the property, a surveyor may recommend an additional survey to look at a particular problem or area, especially if a specialist is required. This could be specialist timber & damp surveys, diagnosis & correction of structural failings such as cavity wall ties, rot and woodworm, or damp proofing. These sorts of issues can appear small at first but become very troublesome and expensive later, so it’s always worth being well informed from the outset and understanding any treatment that may be needed. 

How do I choose a surveyor?

As with most trades, you’ll find many surveyors, from individuals to large companies, all varying greatly in quality. Your estate agent, mortgage lender, or solicitor may have someone they can recommend, but it’s always good to do your own research too. Look for personal recommendations from friends or neighbours, and long-standing companies with lots of experience in your area. Don’t be afraid to talk to them to ask what exactly their survey will include. Surveyors should be registered with CSRT (Property Care Association), RICS, or RPSA, and you can check these websites to ensure the surveyor is listed. When booking the survey, make sure you’re happy with the Terms of Engagement and that it reflects what you’ve agreed they’ll include, and agree a timeframe to include when the survey will be carried out and when you’ll receive the report. You can read here what typically happens in a Multiskill survey. 

Our Yorkshire-based surveyors offer a prompt service, with concise and detailed specialist reports and accompanying quotations. For decades our customers have trusted us with their domestic and commercial properties, and rely on us for accurate, independent advice. Contact us now to discuss booking a Multiskill specialist survey.