Do I Have to Have a Survey When Buying a House?

Is it worth getting a survey on a house?

If you are buying with a mortgage, your lender will require a valuation; it is essential to note that this is not the same as getting a thorough survey, which will provide proper insight into the condition of the home. It is worth getting a survey on a house, or any home, to get a professional inspection, which can save you thousands in hidden defects.

If the survey picks up something terrible, you can pull out of the purchase or negotiate for a price adjustment to leave you money to fix it. If everything is fine, you can go ahead with your mind at ease. In the rare occasion when a surveyor misses a defect they shouldn't have, they will have professional indemnity insurance to cover any losses they suffer.

The better question is not: Do I need a property survey?But which property survey is it worth getting?

16% of homeowners discover defects

In our recent survey, 16% of homeowners found defects; including 2% who were able to pull out of a bad purchase, 7% who were able to negotiate a better price, and sadly, 7% of homeowners who did not get a survey and discovered defects after the purchase.

12 of the 39 who remembered how much these defects cost to remedy spent over £5,000

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What are the three types of house surveys?

The main three surveys are the Level 1 house survey, or condition valuation; the Level 2 house survey, or homebuyers report; and the Level 3 house survey, or building or structural survey. We do not recommend the Level 1 survey to our clients as it does not offer enough detail.

Most homes should have a Level 2 or Level 3 survey depending on:

• Type of Property
• Condition of Property
• Age of Property
• Location of Property

New builds only need a snagging survey, and we also offer valuations (without a condition report) for transfers, buyouts, settlements and staircasing:

What is included in a Snagging Survey? Your surveyor will examine all aspects of the build and fabric of the property to check that it matches the plans and specifications which the developer set down for it and is generally finished to a high standard. It will identify any visible defects such as cracked tiles, leaking plumbing and sloppy painting. Learn More

What is included in a current market valuation? A property valuation report will include a detailed analysis of factors which influence the market value of your house. For example, location, property condition and local market. Your surveyor will take notes and photographs and compile these into a valuation report for you. Providing an accurate and unbiased valuation for sale, buy-out, transfer or staircasing. This valuation does not include a reinstatement value for insurance purposes. Learn More

What is included in a Level 2 Home Survey? A Level 2 House survey is a visual, non intrusive inspection of the inside and outside of the building and any permanent outbuildings. The surveyor won't lift up fitted carpets or boards, but will flag in their report if there is visible evidence to suggest there may be a hidden defect. It will give a detailed report on the overall condition of the property. It is not an exhaustive inspection and no tests are undertaken. It includes a valuation as well as a reinstatement value for insurance purposes, which Level 3 does not. Learn More

What is included in a Level 3 Home Survey? A Level 3 House survey is a more thorough and detailed inspection of the inside and outside of the building and any permanent outbuildings. The surveyor will spend much longer inspecting the property, with more consideration for the roof, grounds, floors and services. They will aim to establish how the property is built, the materials used and how they are likely to perform in the future as well as outlining repair options and timelines as well as risks of not acting. Learn More

What is the best house survey to get?

You should get the appropriate level survey for the property. The HomeBuyer Report (Level 2) is better for most standard modern houses and will look to identify visible defects that affect the property’s value. The full survey (Level 3) is better if the property is older or unusual and if you have any building work planned. Click on the question below to see how we determine which level is best for your property.

How do you know which type of survey is worth it?

1

Type of Property

The type of property is critical because certain properties do not suit a HomeBuyer Report and for which you’ll need a more specialist survey such as a Building Survey.

For example, a steel frame house would better suit a Building Survey and would also need a RICS Building Surveyor who is competent in inspecting this property type.

Here's where you can see all of the different types of property and information on whether a HomeBuyer survey suits any particular one - What type of survey do I need for which type of property?

2

Condition of Property

You don't need a Level 2 Homebuyer Report when buying a house in a really bad condition, because it is the wrong type of survey.

The RICS states “The HomeBuyer Report is unlikely to suit…properties in poor condition or those where the client is planning to carry out extensive repair and refurbishment work".

RICS go on to state “the inspection is not exhaustive, and no tests are undertaken. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces and cellar areas).

There is, therefore, a risk that certain defects may not be found that would have been uncovered if a more substantial inspection had been undertaken".

Source:RICS professional guidance.

3

Age of Property

Newer properties, under 10 years old, should have very little wrong with them and come with the original builder’s insurance against major defects. The insurance is normally provided by NHBC or Zurich, however smaller developers may have their own bespoke insurance.

A HomeBuyer Report is suitable for properties built between 10 to 80 years ago, in reasonable condition and of broadly standard construction. For older properties RICS state:

“unique or older historic properties – although survey level two services may be appropriate for some older buildings, the decision will depend on the surveyor’s proven competence and the nature of the building itself.

For example, a HomeBuyer Report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client"

Source: RICS professional guidance.

You'd probably want the more substantial Level 3: Building Survey, undertaken by a RICS building surveyor who will have the knowledge and experience to undertake such a survey.

4

Location of Property

The location of the property can create a need for a more detailed survey to be undertaken. For example, you may want to have a level 3 survey when buying a house in a coal mining area, as it may be at greater risk of subsidence.

What does a property survey look for?

What is included in the survey and what are its main focal points?	Home Survey Level 2	Home Survey Level 3
Describes the construction and condition of the property on the date of the inspection
Aims to identify and problems that need urgent attention or are serious
Aims to identify things that need to be investigated further to prevent serious damage
Aims to tell you about problems that may be dangerous
Aims to show up potential issues and defects, before any transaction takes place
Includes the standard visual inspection during which secured panels, electrical fittings, inspection chamber covers and other similar features are not removed
Aims to help you decide whether you need extra advice before committing to purchase
Aims to enable you to budget for any repairs or restoration
Aims to advise you on the amount of ongoing maintenance required in the future
An enhanced service that includes all the features of the standard inspection plus a more extensive roof space and underground drainage inspection
Provides a reinstatement cost to help you avoid under- or over-insurance
Provides market valuation
Aims to establish how the property is built, what materials are used and how these will perform in the future
Aims to describe visible defects, plus exposing potential problems posed by hidden defects
Aims to outline the repair options and give you a repair timeline, whilst explaining the consequences of not acting
A longer and more detailed visual inspection of a wider range of issues including a more thorough consideration of the roof space, grounds, floors and services
What is the cost of a Home Buyer Survey?	from £375 EXC VAT	from £499 EXC VAT

Source: RICS professional guidance.

Are homebuyer reports worth it?

A homebuyer report or Level 2 House Survey is worth getting when you are buying a modern, standard construction property. It can save you money by providing evidence to negotiate a lower price; it can reveal defects which allow you to pull out of a bad purchase before it is too late.

Is a building survey worth it?

A building survey or Level 3 House Survey is worth getting when you are buying an older, larger or unusual property. It can save you money by providing evidence to negotiate a lower price; it can reveal defects which allow you to pull out of a bad purchase before it is too late; it can include a recommended roadmap and estimated timeline and costs of necessary work to remedy problems, as well as predicted consequences if you don't act.

When is it not worth having a survey?

If you are buying a new build, it's generally not worth getting a homebuyers survey. Instead, you should get a snagging survey to pick up on build quality issues that can be then used to get the developer to make good any snags before or after you move in (subject to your contract).

If you are not buying a property and only need a valuation, for example if you are repaying a help to buy loan, staircasing a shared ownership property, or buying someone out, then you can just get a current market valuation without a condition report.

In all other circumstances it is advisable to get a qualified RICS surveyor to review the property before you buy it. Their years of training and hands-on experience will be invaluable in finding any visible defects or signs of hidden. If defects are revealed then you can look to negotiate with the seller, if there isn't then you can rest easy knowing all is in order in your new home.