House Survey Costs in 2025: Guide for Manchester & Cheshire

Home Surveys typically cost between £350 and £1,500 depending on the property value, size, and survey type.

RICS Home Survey Level 1 starts from £350, RICS Home Survey Level 2 ranges from £450-£800, and RICS Home Survey Level 3 costs £800-£1,500. Additional factors that affect cost include location, age, and construction type.

What Affects House Survey Costs?

Home survey costs vary based on the type of survey you need, your property’s value, and its size. Most homebuyers and homeowners need to understand these costs to budget effectively when purchasing or maintaining property.

• Property value – More expensive properties usually mean higher survey fees
• Property size – Larger homes require more time to inspect
• Property age – Older buildings need more thorough checks
• Property type – Unusual or non-standard construction may cost more
• Survey level – More detailed surveys cost more than basic ones
• Location – Some areas in Cheshire and Manchester may have slightly different pricing

Key Point: Having the right survey can save you thousands of pounds in unexpected repair costs by identifying issues before you buy.

Types of House Surveys and Their Costs

RICS Home Survey Level 1 (Basic Condition Report)

A Level 1 survey is the most basic option. It gives an overview of the property’s condition and highlights urgent issues but without much detail. It is best for newer properties (built within the last 30 years) in good condition or standard construction types.

Average costs in Cheshire & Manchester (2025):

• Properties £100,000-£250,000: £295-£400
• Properties £250,000-£500,000: £400-£500
• Properties £500,000+: £500+

RICS Home Survey Level 2 (HomeBuyer Report)

A Level 2 Survey is more detailed than Level 1. It checks all visible and accessible parts of the property and includes advice on defects, repairs and maintenance. It is best for properties in reasonable condition that are under 100 years old.

Average costs in Cheshire & Manchester (2025):

• Properties £100,000-£250,000: £300-£400
• Properties £250,000-£500,000: £400-£500
• Properties £500,000+: £500-£750

RICS Home Survey Level 3 (Building Survey)

A Level 3 Survey is the most comprehensive survey available. It provides a detailed inspection and report on the property’s construction, condition and identifies hidden defects. It is best for older properties (over 100 years), unusual buildings, properties in poor condition, or if you’re planning major works.

Average costs in Cheshire & Manchester (2025):

• Properties £100,000-£250,000: £750-£1,000
• Properties £250,000-£500,000: £1,000-£1,250
• Properties £500,000+: £1,250-£1,500

How to Choose the Right Survey

Consider these factors when deciding which survey level is right for your property:

• Property age – Older properties need more detailed surveys
• Property condition – Visible issues suggest you need a more comprehensive survey
• Your plans – If you’re planning renovations, a Level 3 survey offers more detail
• Peace of mind – How much detail do you need to feel comfortable?

To find out which survey would be most appropriate, read our guide on Home Survey Level 2 vs Level 3 – Which is Right For You?

Additional Survey Costs to Consider

Beyond the base survey cost, you might encounter:

How to Save Money on House Surveys

If you’re concerned about survey costs, consider these tips:

• Compare quotes from several RICS-qualified surveyors
• Ask if there are discounts for combining services
• Check if your mortgage lender offers a cashback deal on surveys
• Consider which level you truly need based on the property and your plans