Who Organises a Survey When Buying a House?
Typically, a house survey will be paid for and organised by the buyer. In some exceptional circumstances, the seller might wish to share the results of a recent survey with the buyer in place of a new survey altogether. However, this comes with a risk the seller is trying to hide something. We always recommend that buyers get a current survey done for peace of mind.
Buying a house is likely the biggest financial decision you'll ever make, and you need to understand what kind of condition your new property is in. That's where a survey comes in, and there can be some confusion about who organises and pays for it. We're here to clear things up for you.
Who arranges a survey for a home purchase?
House survey
This is the buyer's responsibility. House surveys are separate from the valuation and come in different levels depending on the age and complexity of the building, with RICS Level 2 and Level 3 surveys being the most common.
The surveyor will assess the overall condition of the property, looking for any structural problems, potential hazards for the future, and any signs of wear and tear that might affect the price or purchase of the house.
They will also provide a report on the home's energy efficiency and highlight any major repairs that might be needed. In some cases, a surveyor might recommend additional surveys such as drainage or asbestos.
Like any significant investment, it's up to you, the buyer, to be proactive and research the property and its condition.
At SAM, we'll make all the arrangements for you: helping you choose the right level survey for the property; and liaising with the seller, their estate agent, the surveyor, and your solicitor; to help everything run smoothly.
Buying a property at auction
If you're buying a property at auction, you'll get a legal pack but no further information that you'd usually get from a survey report. It's advisable to get a survey booked before you bid so you get a comprehensive report on the home's condition and an independent valuation.
However, if you do get a survey before an auction, the risk is often you cannot get access to the property and would end up a waste of time and money if you do not win the bidding.
Mortgage valuation survey
This is a basic valuationarranged and often paid for by the mortgage lender. They do this to figure out the property's current market value and whether it covers the loan amount you've applied for. However, this type of survey does not assess the property's condition and solely focuses on value. It cannot be used as a substitute for a proper house survey.
Specialist surveys
If further investigation is recommended in the home survey. You may require more specialist surveys to assess the extent of subsidence, for example. In some cases you may be able to get the seller to split the cost of these additional surveys with you. This is at the seller's discretion, and will still be arranged by the buyer.
It is in the seller's interest to understand the problem as long as they are living in the property, and they should understand that if you pull out of the transaction, they'll have to start the process again with a new buyer who will come up against the same concerns.
Homebuyer report or building survey?
House surveys will always be the buyer's responsibility. There are three levels of property survey you can choose from when buying a home:
- Snagging survey (for new-builds) - carried out to ensure a newly built property is built to a high standard. It aims to pick up any 'snags' on the house that the builder or property developer will need to address.
- Level 2 survey (previously called a Homebuyers Report) - this survey type is a visual inspection of areas accessible to the surveyor, and often comes with a market valuation. The house survey report will note any serious problems but will not go into detail on the structural integrity of the property.
- Level 3 survey (previously called a Full Building Survey or Full Structural Survey) - the comprehensive building survey for homes that are large, old, run-down, or unusual. It includes a detailed assessment of the structural integrity and an estimate of costs to repair any issues.
When do you get a survey done?
The the ideal time to get a house survey is after the offer has been accepted and before contracts are exchanged. This window of time allows you to review and digest the survey report, meaning you can negotiate repairs if necessary, or even withdraw from the purchase completely if major issues are uncovered.
Do you need a survey even after a mortgage valuation?
Yes, although there is no legal requirement to get a survey you'll need to arrange one. Here's why:
- Negotiation leverage: A survey highlighting potential repairs or maintenance needs can strengthen your position when negotiating the purchase price with the seller.
- Peace of mind: Knowing exactly what you're buying, both good and bad, reduces post-purchase anxieties and allows for better budgeting for future repairs.
- Future planning: The survey can reveal areas for potential improvements or extensions, allowing you to factor those costs into your long-term plans.
What is the risk of not getting a house survey?
Think of a home survey as an investment in peace of mind. Surveyors are experts trained to identify potential problems that you might miss on house viewings. This could be a structural weakness, damp patches, or faulty electrical wiring.
Skipping a house survey means that you could face unexpected repair costs down the line, causing you financial strain at a time when you're already dealing with so many expenses.
For example, you could face health risks from a damp patch in the home, particularly if you suffer from asthma or similar conditions. A professional surveyor would catch this damp if it's visible and might advise on a damp survey before completing the purchase. This allows you to negotiate with the seller and captures an issue that might have caused you trouble months or years later.
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
Don't burn your money, book a survey.
How much does a house survey cost in the UK?
House survey costs vary depending on the property's size, location, and age, along with the level of detail you need.
For a Level 2 Home Survey (previously known as a RICS Homebuyer Report), you can expect to pay between £300 and £1,200.
For a Level 3 Home Survey (previously known as a RICS Building Survey), you can expect to pay between £500 and £1,500 or more.
A snagging survey (typically arranged for new-builds can cost between £300 and £600.
How can the buyer find a surveyor?
You could search online directories, ask your estate agent for recommendations, or check with friends and family who might have recently purchased a property.
However, you don't need to look further! We have hand selected a nationwide panel of local RICS surveyors who can help you with your house survey. Call us at 0333 344 3234 or get an online quote below.
How long does a survey take to complete?
Once you've had an offer accepted, you should arrange a RICS home survey immediately. It can take some time for a surveyor to visit the property and then get the report over to you, and you don't want to delay the exchange of contracts.
How quickly you get the results back depends on how busy the surveyor is, how much time they need to write the report, and when the seller can allow them access. If the property is large and old, you'll need to allow for more time. SAM Surveyors return the report within 5 working days**.
The seller's role
It is not the seller's responsibility to pay for a house survey, but they are legally obliged to disclose any known defects in a property during the conveyancing process.
While sellers aren't forced to grant access to a buyer's survey, their refusal can be seen as a red flag.
Jack is our resident Content Writer with a wealth of experience in Marketing, Content, and Film. If you need anything written or proof-read at a rapid speed and high quality, he's your guy.
Caragh is an excellent writer and copy editor of books, news articles and editorials. She has written extensively for SAM for a variety of conveyancing, survey, property law and mortgage-related articles.
