When buying a property, getting the right home survey helps you understand exactly what you’re purchasing. Different survey types offer varying levels of detail, with some examining structural issues while others provide a simpler overview.
What is a Home Survey?
A home survey is an inspection carried out by a qualified surveyor who assesses the condition of a building. Surveys identify problems that might affect the property’s value and highlight potential repair or maintenance issues.
RICS Home Survey Level 2 vs Level 3
The Royal Institution of Chartered Surveyors (RICS) offers a standardised framework to help homebuyers understand what they’re getting.
A Level 2 survey (formerly called a Homebuyer Report) is suitable for conventional properties in reasonable condition. It helps identify significant problems but doesn’t go into exhaustive detail. The surveyor won’t lift floorboards or move furniture.
A Level 3 survey (formerly known as a Building Survey) provides a comprehensive assessment of the property’s structure and condition. It’s more thorough and detailed than a Level 2 survey.
Here’s why you might choose a Level 3 survey over a Level 2:
- You’re buying an older property (pre-1900)
- The building has unusual construction methods
- The property has visible defects or has been poorly maintained
- You’re planning significant alterations or renovations
- You want detailed advice about specific concerns
Level 3 surveys cost more but provide greater detail and more specific advice about repairs. They can save you money in the long run by identifying serious issues that might otherwise go unnoticed.
Key point: A Level 3 survey is only recommended for properties that are older, have unusual features, have been extensively renovated, or where you’re planning major works.
Who Benefits from Home Surveys?
Home surveys primarily benefit the buyer, providing critical information about the property’s condition before you commit to the purchase. Here’s a breakdown of who benefits and the optimal timing:
| Beneficiary | Benefits | When to Commission |
|---|---|---|
| Homebuyers |
Detailed knowledge about the property’s condition
Informed decision-making Potential price negotiation leverage based on issues found |
After offer acceptance but before exchanging contracts
Allows time to:
|
| Homeowners |
Identifies maintenance priorities
Helps plan renovation work Investigates specific issues (damp, subsidence, etc.) Identifies issues before selling |
|
Key point: Commissioning a survey at the right time can save thousands in unexpected repair costs and strengthen your negotiating position when buying.
Mortgage Valuations vs Home Surveys
Many homebuyers confuse mortgage valuations with surveys – they’re not the same thing.
A mortgage valuation is a brief inspection carried out for your lender’s benefit. Its primary purpose is to assess if the property is worth the amount you’re borrowing. The valuation protects the lender’s investment, not yours.
A mortgage valuation won’t tell you about:
- Structural problems
- Damp issues
- Electrical or plumbing faults
- Insulation standards
- Potential repair costs
Even if your lender requires a mortgage valuation, you should still consider getting a proper home survey. Think of a mortgage valuation as checking the property’s price tag, while a survey examines what you’re actually buying.
Specialist Surveys You Might Need
Sometimes standard home surveys don’t cover everything you need to know. Here are some specialist surveys you might consider:
| Specialist Survey | When You Might Need It |
|---|---|
| Damp Survey | If your main survey identifies signs of damp or you can see or smell damp during viewings. A specialist can identify the type and cause of damp and recommend treatments. |
| Timber Survey | Assesses for wood-boring insects, dry rot, and wet rot. Often recommended for older properties or if timber damage is suspected. |
| Electrical Survey | Checks the safety and condition of electrical installations. Particularly important in properties over 25 years old or with outdated wiring. |
| Structural Engineer’s Report | If there are concerns about subsidence, significant cracks, or major structural alterations. Provides detailed assessment of structural integrity. |
| Drainage Survey | Using CCTV to inspect drains for damage, blockages or tree root intrusion. Useful for older properties or if drainage issues are suspected. |
| Asbestos Survey | Identifies presence of asbestos-containing materials. Important for properties built before 2000, especially if you plan renovations. |
How to Choose the Right Survey
Selecting the appropriate home survey depends on several factors:
- Property age – older properties generally benefit from more detailed surveys
- Property condition – visible defects suggest a need for thorough inspection
- Construction type – unusual materials or methods might require specialist assessment
- Your plans – renovations or extensions might need more detailed information
- Your risk tolerance – more detailed surveys provide greater peace of mind
- Your budget – more comprehensive surveys cost more
Remember that a good survey can save you money by identifying issues that could become expensive problems later. The cost of a survey is typically small compared to the overall property purchase and potential repair costs.
What Level of Home Buyer's Survey Do I Need?
Not all homes need the same level of survey inspection. The age, type, condition and your plans for the house will determine the most appropriate level of detail.
There are two main levels of Home Buyer's Survey to choose from:
Home Buyer's Survey - Level 2
Home Buyer's Survey - Level 3
Answer a few simple questions to find out which survey best suits your needs:
Your Recommended Survey
What to Do With Your Survey Results
Once you receive your survey report:
- Read it carefully, highlighting areas of concern
- Ask your surveyor to explain anything you don’t understand
- Get quotes for any necessary work
- Consider negotiating the property price if significant issues are found
- Decide whether the property still represents good value given any problems identified
A survey that identifies problems isn’t necessarily bad news – it gives you the information you need to make an informed decision and potentially negotiate a better price.
