Understanding Property Surveys | Once your mortgage has been approved and your offer on a property is accepted, it’s essential to take the next steps carefully. One of the most important tasks at this stage is arranging a property survey. If you’re unsure whether to proceed with a survey, Connect Mortgages can guide you. We provide expert insights to help you make a confident, informed decision.
In our property survey guide, we explain how surveys can reveal hidden issues that may not be visible during a typical viewing. A professional survey provides valuable protection by identifying structural defects and helping you avoid unexpected repair costs. These insights can also support you during price negotiations or help you decide whether to proceed with the purchase.
In this article, we examine the types of property surveys available and whether they offer good value. Many buyers hesitate to pay for surveys, mistakenly believing they are unnecessary. However, this small upfront cost could save you thousands in future repairs.
Understanding the differences between survey types, such as a RICS Condition Report, HomeBuyer Report, or Building Survey, empowers you to choose the right one based on the property’s age, condition, and structure.
Knowledge is key to avoiding costly surprises. Choosing the right survey ensures you are fully informed about potential risks before completing your home purchase. It gives you a clearer view of what you’re buying, supporting a smoother, more confident decision-making process.
Types of Property Surveys
Different surveys provide different levels of detail. The right option depends on the property’s age, condition, and type.
- RICS Level 1 – Condition Report: An introductory survey. It outlines the property’s condition and highlights urgent defects. It is most suitable for newer, well-maintained homes.
- RICS Level 2 – HomeBuyer Report: This is a more detailed inspection. It identifies visible issues such as damp or structural movement. It also includes advice on repairs and ongoing maintenance. This report suits standard homes in reasonable condition.
- RICS Level 3 – Building Survey: The most comprehensive survey. It provides an in-depth analysis of the property’s structure and condition. It is ideal for older buildings, listed properties, or homes in poor condition.
A qualified RICS surveyor conducts each survey and provides insight into a property’s physical condition before purchase.
Understanding the Different Types of Property Surveys
When buying a home, choosing the right property survey is vital for making informed decisions. Below is a breakdown of key survey types, what to expect from each, and when they are most suitable. Each survey helps assess the property’s condition and offers peace of mind during the homebuying journey.
Level 1: RICS Condition Report
Suitable for: Newer properties in good condition
Cost: From approximately £250
A Level 1 RICS Condition Report is the most basic and cost-effective survey. It provides a high-level overview of a property’s general condition. The surveyor inspects the interior and exterior without moving furniture or lifting floorboards. Tools such as a damp meter may be used during the inspection.
The report uses a traffic-light system (red, amber, green) to rate each property element by urgency or concern. Green indicates no issues, amber signals areas to monitor, and red identifies elements requiring urgent attention.
Additionally, the survey outlines visible legal risks, such as missing planning permissions or unclear boundary lines. These concerns should be raised with your solicitor or conveyancer.
This type of survey does not include further advice or follow-up with the surveyor. It is best suited for modern homes with no known structural issues. For older homes, consider a Level 2 HomeBuyer Report for more comprehensive insights.
Level 2: RICS HomeBuyer Report
Suitable for: Most standard homes in reasonable condition
Cost:
- Survey only: From around £350
- Survey with valuation: From around £450
The RICS HomeBuyer Report provides a more in-depth analysis than a Condition Report. There are two options available:
1. Survey Only
This version includes a visual inspection of the property to identify common issues, such as damp, rot, and signs of structural movement. However, it is non-intrusive, meaning floorboards and wall coverings are not removed during the inspection.
You can consult the surveyor afterwards to clarify any part of the report. This option is appropriate if you want a detailed but affordable survey for a conventional property.
2. Survey and Valuation
This includes all elements of the survey-only report, plus an independent property valuation. The valuation helps assess whether the asking price reflects the property’s true market value. It can support renegotiations with the seller if the valuation is lower than expected.
If you’re still deciding on the right mortgage type, explore our Mortgage Options Guide.
Level 2: Home Condition Survey (RPSA or Sava)
Suitable for: Slightly older homes in fair condition
Cost: Starting from around £450
The Home Condition Survey is offered by independent bodies such as the Residential Property Surveyors Association (RPSA) or Sava. It includes a thorough inspection and a user-friendly report featuring colour-coded or numbered ratings for each section of the home.
One key benefit is the post-survey debrief. You can speak directly with the RPSA surveyor to discuss findings and ask questions, offering added peace of mind.
These reports also undergo independent quality checks to ensure consistent standards. Including photos makes it easier for buyers to understand the identified issues.
Level 3: RICS Building Survey
Suitable for: Older, unusual, or visibly damaged properties
Cost: Starts from approximately £600, depending on size and complexity
The RICS Building Survey, often referred to as a full structural survey, is the most detailed option available. It is ideal for large, historic, or non-standard properties and homes in poor condition.
This survey does not include a valuation but provides a comprehensive analysis of the property’s structure. It identifies defects, problem causes, and repair recommendations. You can consult the surveyor to estimate potential renovation costs and plan accordingly.
The Building Survey is valuable if you are buying a property that may require major work. It can reveal long-term maintenance concerns that may affect your decision or budget.
Want to ensure your mortgage and property choices align? “Find Mortgage Advisers” for expert support throughout the process.
Choosing the Right Survey
Selecting the right survey depends on the property’s age, condition, and your budget. In general:
- Use a Condition Report for new-builds or modern homes
- Choose a HomeBuyer Report for standard properties
- Select a Home Condition Survey for added visuals and post-report advice
- Opt for a Building Survey when buying older, large, or damaged homes
Every survey provides insights to help you protect your investment and plan with confidence. Whether you’re purchasing your first home or investing in property, understanding these options ensures fewer surprises during the buying process.
If you’re a professional in the industry, you can also “Join our Mortgage network” for tools and resources that support your clients with property decisions.
Thank you for reading our “Understanding Property Surveys | A Guide for Buyers” publication. Stay “Connect“-ed for more updates soon!
