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House Survey Types, Costs & Choosing the Best One

If you are house hunting, there will come a point when you finally find the right home. Before you go ahead and finalise the purchase it’s important to ensure the property is not going to collapse around you; buyers often miss or even ignore things like crumbling bricks, peeling paint and noisy pipes.


This is where a survey comes in. A surveyor inspects the condition of a property and assists in spotting possible flaws throughout a building. This information is useful to buyers and can sometimes be used to help renegotiate the asking price.

What is a house survey?

There are several different types of surveys available that go into a range of detail about a property’s condition. All are carried out by chartered surveyors and are recognised by The Royal Institution of Chartered Surveyors (RICS).

What does a house surveyor do?

A surveyor is instructed by a client – usually the property buyer or mortgage company – to inspect the external and internal features of a building, and prepare a report on its condition. Surveyors must be accredited, either as a member of The Royal Institution of Chartered Surveyors (RICS) or The Residential Property Surveyors Association (RPSA).

What are the different types of house surveys when buying a house and what do they normally cost?

Home buyers will usually choose one of the following three types of property survey:

Condition Report/Level 1 Home Survey

The RICS Condition Report describes the condition of the property. This is a basic ‘traffic light’ survey and the cheapest, costing between £250-£400. It identifies any risks and potential legal issues and highlights any urgent defects. This type of survey is best for new-build and homes in good condition, and suitable for conventional properties made of common materials. If the survey finds anything ‘red’ on the traffic light scale, highlighting issues needing attention and assessing their importance, you will need to investigate further.

Homebuyer Report/Level 2

A Homebuyer Report, also called the Level 2 RICS Homebuyer Survey, is more comprehensive than a condition report with costs starting at £400 on average and rising to £700. This survey checks the overall condition of the property (similar to the condition report) and any major faults or urgent issues which require specialist advice. A homebuyer report doesn’t look beyond the floorboards or behind walls, so damp or serious structural issues may not be discovered.
This type of survey is ideal for most buyers of conventional properties, providing comprehensive insights into the property's condition, potential issues, and recommended actions. It covers areas such as roof spaces and cellars and offers recommendations for further investigations if needed. Additionally, it provides advice on repair budgets and ongoing maintenance requirements.

Building Survey/Level 3

The most comprehensive type of residential survey, a Building Survey provides in-depth analysis of a property’s condition, and costs up to £1,500.
Also known as a Full Structural Report, or Level 3 RICS Full Structural Survey, this is suitable for older properties, those that are listed or perhaps have architectural significance. It provides a detailed examination of the property's structure, including the loft/attic space and underfloor areas. Key features of the Level 3 survey include:

  • A thorough breakdown of the property's structure and condition.
  • Detailed information on construction methods, materials used, and the condition of foundations, roof, and walls.
  • Advice on necessary repairs and maintenance.

Choose a Building Survey if you're dealing with a large, older, or run down property, one that's been extensively altered, or if you're planning significant renovations.

Other types of house survey

Mortgage Valuation

A mortgage valuation reveals issues that affect a property’s value. It is a way for a lender to check that a property you are planning to purchase is worth what you are going to pay for it. A mortgage valuation is beneficial for the lender but does not go into the detail of a house survey.


New-Build Snagging Survey

This is a specialist survey for new build properties. A snagging survey checks for defects, poor workmanship, incomplete works and any structural aspects of newly built properties that do not meet building regulations. There are usually several levels of snagging survey, and the cost ranges from £300-£600.

RICS Survey Vs RPSA Surveys: which is better and what is the difference between them?

When choosing your surveyor, you might be confused by the difference between a RICS and an RPSA surveyor. The only major difference is that RPSA surveyors are specialist residential property surveyors, whereas a RICS surveyor may work across residential, commercial and industrial buildings. RPSA surveyors are also independent, and not tied to any specific mortgage lender or estate agent. However, RICS is the professional body for chartered surveyors, so whichever one your choose you are likely to receive a high standard of service.

How can you arrange a house survey?

Firstly you need to choose the type of survey you need. Use the RICS tool to find an accredited surveyor near you, and have a shortlist of 2-3 from which to request quotes. Once you are happy with the price and what you are getting with the survey, ask the surveyor to arrange a convenient time for the survey. This should be arranged between the surveyor and the conveyancing solicitors working for the vendor of the property you want to buy.

After receiving your survey report, you will need to review it and take any actions based on the findings.

What does a house surveyor look for?

A surveyor will inspect a wide range of aspects of a building, such as its structural integrity and issues that require maintenance and repair. They will highlight the materials a building uses, and check for the following:

  • Structure: are the foundations, walls, roof, floors, and ceilings free from defects?
  • Roof: is the roof, chimney, gutters, and fascia free from damage or leaks?
  • Damp: are there signs of moisture in walls, ceilings, or basements?
  • Insulation & Ventilation: is the property properly insulated and ventilated to prevent mould growth?
  • Utilities: are heating, plumbing, electricity, and drainage systems functioning safely?
  • Windows & Doors: are windows, doors, and frames damaged or properly operational?
  • Exterior: are walls, fences, driveways, and patios free from damage or instability?
  • Environmental considerations: are there risks like subsidence or flooding from nearby trees or terrain?
  • Safety: are hazards such as asbestos or faulty wiring identified to ensure occupant safety?

How long does a house survey take?

The length of time it takes to conduct a property survey will depend on the complexity of the survey. A Condition Report will only take around an hour to complete; a Homebuyer Report will take between 1-4 hours, and a Full Structural survey could take up to 8 hours.

Do you need a survey when buying a house?

The short answer is yes. A survey acts to assess the overall state of a property and achieve transparency, so you know exactly what you’re buying and its overall value. Although a survey is not a legal requirement, it would be foolish and risky to buy a property without knowing its condition.


Some homeowners pay for a survey on their own home before putting it on the market, since a survey will identify any issues that may need to be addressed before being listed with an agent. It also signals to potential buyers that you care about your home and have done everything you can to make sure it’s suitable for the next owners.

Do you need a survey when buying a new build?

Yes, but you should only need a Condition Report, or a New Build ‘snagging survey’.


Let us help with your property search

Whatever kind of property you are looking to buy, we can help. Pop in to your local haart branch who will be able to give you the best advice in your property search.