What Is a Surveyor? A Guide for Home Buyers

If you are buying a house or flat, you may have heard the term surveyor and wondered what they actually do. Do you need a surveyor when buying a property? What does a property survey include? And what is the difference between a surveyor and a mortgage valuation?

Understanding what a surveyor does can help you make an informed decision before buying a property and potentially identify costly problems before you commit to the purchase.

In this guide, we explain what a surveyor is, what a property survey involves, the different types of home surveys available and why a survey can be an important part of the home-buying process.

What is a surveyor?

A surveyor is a professional who assesses and reports on property, land or buildings.

When buying a home, a surveyor can inspect the property’s condition and identify defects or issues that may require attention.

A surveyor may look at areas such as:

• The roof

• Walls and ceilings

• Floors

• Windows and doors

• Damp

• Drainage

• Structural movement

• Chimneys

• Roof spaces

• Extensions and alterations

• External areas

• Signs of damage or deterioration

The extent of the inspection depends on the type of survey you choose.

What does a property surveyor do?

A property surveyor carries out an inspection of a property and prepares a report based on what they find.

The purpose is to give the buyer a better understanding of the property’s condition.

For example, a surveyor might identify signs of:

• Damp

• Subsidence or movement

• Roof damage

• Timber defects

• Poor-quality alterations

• Structural problems

• Defective windows

• Problems with drainage

• Issues with insulation or ventilation

The survey can help you decide whether to proceed with the purchase, renegotiate the price or investigate an issue further.

Do I need a survey when buying a house?

A property survey is not generally a legal requirement when buying a home, but many buyers choose to have one carried out.

A mortgage lender will normally arrange a mortgage valuation, but this is different from a buyer’s survey.

A mortgage valuation is primarily for the lender’s purposes and is designed to assess whether the property provides suitable security for the mortgage.

It is not a detailed inspection of the property’s condition.

A separate survey gives you, the buyer, additional information about the physical condition of the property.

What is the difference between a survey and a mortgage valuation?

This is one of the most common questions from home buyers.

Mortgage valuation

A mortgage valuation is carried out for the mortgage lender.

The lender wants to establish whether the property is suitable security for the proposed mortgage and whether its value broadly supports the lending decision.

It should not be treated as a detailed condition report.

Property survey

A property survey is carried out for the buyer.

Its purpose is to identify defects or issues with the property that could affect its condition, value or future maintenance requirements.

Having a mortgage valuation does not necessarily mean that you have had a full property survey.

What types of property surveys are available?

There are different types of home surveys, with the appropriate option depending on the property and your circumstances.

The commonly used RICS home survey levels include different levels of inspection and reporting.

Level 1 Home Survey

A Level 1 Home Survey is generally the most basic level of inspection.

It is designed to provide an overview of the property’s condition and identify significant visible problems.

It is generally more suitable for conventional properties that appear to be in reasonable condition.

Level 2 Home Survey

A Level 2 Home Survey provides a more detailed inspection than a Level 1 survey.

It can be suitable for conventional properties that appear to be in reasonable condition but may be older or more complex than a typical modern home.

It can identify visible defects and highlight matters that may require further investigation.

Level 3 Home Survey

A Level 3 Home Survey is the most comprehensive of the commonly used RICS home survey levels.

It involves a more detailed inspection and can be appropriate for:

• Older properties

• Larger properties

• Unusual buildings

• Properties that have been significantly altered

• Properties in poor condition

• Buildings where major defects are suspected

A Level 3 survey can provide more detailed information about the property’s construction, condition and potential defects.

How much does a property survey cost?

The cost of a property survey varies depending on factors such as:

• The type of survey

• The property’s size

• The property’s location

• The age of the building

• The complexity of the property

• The surveyor you choose

A more detailed survey will generally cost more than a basic inspection.

When comparing quotes, make sure you understand exactly what is included rather than simply choosing the cheapest option.

When should I arrange a property survey?

It is generally sensible to arrange your survey after your offer has been accepted but before you exchange contracts.

This gives you an opportunity to consider the survey findings before you become legally committed to the purchase.

If the survey identifies a significant problem, you can discuss your options with your conveyancer and potentially renegotiate the purchase price with the seller.

What happens during a property survey?

The surveyor will inspect the property based on the scope of the survey you have chosen.

They may look at:

• The roof and roof spaces

• Walls

• Ceilings

• Floors

• Windows

• Doors

• Chimneys

• External walls

• Drainage

• Outbuildings

• Signs of damp

• Signs of structural movement

• Evidence of alterations

The surveyor will then prepare a report explaining their findings.

The level of detail and inspection will depend on the survey type.

Does a surveyor check for structural problems?

A property survey can identify signs that may indicate structural problems, such as cracking, movement or distortion.

However, a standard survey may not involve specialist structural calculations or invasive investigations.

If the surveyor identifies a potentially serious structural issue, they may recommend further investigation by an appropriate specialist.

This could include a structural engineer or another qualified professional.

Does a survey check for damp?

Depending on the type of survey, the surveyor may look for visible signs of damp and other moisture-related problems.

If there are indications of damp, the surveyor may recommend further investigation.

A survey should not necessarily be treated as a guarantee that a property is completely free from damp or other defects.

What happens if a survey finds problems?

Finding problems does not automatically mean you should walk away from the property.

The significance of a defect will depend on its nature, severity and likely cost of repair.

If your survey identifies an issue, you could:

1. Ask the surveyor for clarification.

2. Obtain a specialist report.

3. Get quotations for repairs.

4. Discuss the findings with your conveyancer.

5. Negotiate the purchase price with the seller.

6. Decide whether you still want to proceed.

The earlier you identify a problem, the more opportunity you have to make an informed decision.

Can you renegotiate after a property survey?

Potentially.

If a survey identifies significant defects, you can ask the seller whether they would consider reducing the purchase price.

However, the seller does not have to agree to a reduction.

If you are considering changing your offer, discuss the legal and financial implications with your relevant advisers.

Is a survey the same as a valuation?

No.

A survey primarily examines the condition of a property.

A valuation estimates the property’s market value or assesses its value for a particular purpose.

A mortgage valuation is carried out for the lender and should not be treated as a substitute for a buyer’s property survey.

How do I choose a surveyor?

When choosing a surveyor, consider:

• Their qualifications

• Their professional membership

• Their experience with the type of property you are buying

• The level of survey they offer

• Their fees

• What is included in their report

• Whether they can carry out any recommended follow-up work

For many buyers, using an appropriately qualified surveyor with relevant property experience can provide additional confidence during the purchase.

What should I do with my survey report?

Once you receive your survey report, read it carefully.

Pay particular attention to:

• Serious defects

• Recommended further investigations

• Urgent repairs

• Structural concerns

• Damp or timber problems

• Roof issues

• Problems with extensions or alterations

• Estimated maintenance requirements

If you do not understand something in the report, ask the surveyor to explain it.

You should also discuss significant findings with your conveyancer where they may have legal implications.

Final thoughts: What is a surveyor?

A surveyor is a property professional who can inspect a building and provide information about its condition. For home buyers, a property survey can help identify potential problems before exchanging contracts.

A mortgage valuation is not a replacement for a buyer’s survey, as the two have different purposes.

If you are buying a property, consider the age, condition, construction and complexity of the building when deciding which type of survey is appropriate. If the survey identifies significant problems, consider obtaining specialist advice before deciding whether to proceed.

Taking the time to understand the property’s condition before you buy could help you make a more informed decision and potentially avoid unexpected repair costs in the future.

This article provides general information about property surveys and surveyors in the UK and is not professional, legal or financial advice. Survey types, services and terminology can vary. If you are buying a property, consider speaking to an appropriately qualified surveyor about the type of survey that is suitable for your circumstances.