Buying a house is not something we do every day. For most people, it’s a long-term investment that contains an emotional attachment to it. After all, the new home is where you’ll live and make memories with your loved ones. It has to be comfortable, structurally sound and in a reasonable condition suitable for day-to-day living. What many buyers don’t know though is that a survey when buying a house – while not compulsory – is a smart choice to help identify any potential issues prior to moving in. Imagine the disappointment you’ll feel when you’ve settled in only to find major structural issues that will not only cause a disturbance to repair but will also be costly in the long term. Therefore, if you’re wondering do I need a survey when buying a house, the short answer is “no” but it is highly advisable. To find out more about house surveys, we offer an informative guide below.
What is a house survey?
Much like the name implies, a house survey is a survey of various aspects of immovable property. The survey – depending on the option you go for – will usually contain a detailed report on the condition of the property to help the home buyer make a more informed choice when making the purchase. These surveys are carried out by qualified professionals – also known as property surveyors, who will look at a pre-determined checklist to identify any potential issues, whether large or small and also offer advice for future repairs and ongoing maintenance.
In the UK (excluding Scotland where different rules apply), there are two overarching bodies that deal with the registration and regulation of the property surveyors’ profession and industry as accrediting institutions. These are the Royal Institution of Chartered Surveyors (Rics) and the Residential Property Surveyors Association (RPSA). They issue different types of surveys on properties, depending on whether the property is new or old and, of course, on the buyer’s decision.
With that being said, we hope we’ve answered the question of who arranges a house survey. Ultimately, when it comes to who organises a survey when buying a house, the answer is that in most cases it is the buyer of the property. This is usually done after they’ve submitted an offer to purchase the property to the seller.
So, having mentioned that there are several surveys to choose from, which one is best for you? Let’s find out.
Types of survey when buying a house
There are several different types of surveys available and the choice of these will be guided by the age and overall condition of the property. We’ll start with the Rics surveys. There are generally three levels of these types of surveys and these include:
- Level 1 Home Survey (previously called a Condition Report): this is the most basic type of surveys offered by Rics. It is generally used for those who are looking to move into a more modern property with little damage or defects. Essentially, this survey uses a system of “traffic light” ratings which identify whether a particular item in a house is either okay or not okay in terms of significant issues and the overall condition of the property. Apart from this system of ratings, however, no further details are provided to the buyer in this survey.
- Level 2 (previously called a HomeBuyer Report; available with or without valuations): these surveys are considered “mid-level” because they go into more depth than a Level 1 survey would and they can help identify issues that can affect the property’s value. Some of the items that a surveyor would look out for include a subsidence inspection, damp testing, identification of pest infestations and check whether asbestos has been used in the construction of the property. In addition to this, the surveyor will provide advice regarding future repairs and ongoing maintenance. This survey is suitable for most homes that are either not too old (over 50 years) or too young (considered modern and new).
- Level 3 (previously called a Building Survey): this survey is probably the most thorough type and it is usually done for properties that are 50 years old or more. The surveyor will look for structural issues and general conditions of the property. It’s ideal for those who are buying an older property with the aim of refurbishing it, especially if it is in poor condition or has an unusual design.
As for the RPSA surveys, there are generally two types to choose from:
- Home Condition Survey: equivalent to the Rics Level 2 survey, these surveys are independently checked for quality and consistency and they’ll cover aspects like a damp assessment and any possible boundary issues.
- Building Survey: this includes all the aspects of the Home Condition Survey in addition to a very detailed and comprehensive description of the property’s construction and defects. Further to this, the surveyor will also point out and explain how defects should be rectified and the possible consequences of not doing so.
In short, when it comes to the question what does a house survey include, the answer will depend on what survey type you choose and which organisation’s accredited surveyors you opt for. When surveyors perform a house survey, what they look for will ultimately be based on the age and condition of the property and the buyer’s choice of surveys.
How much is a house survey?
Now that we’ve covered the basics, we’re sure you’d like to know how much does a house survey cost. As you might have guessed, the answer will be “it depends”. Some of the factors to consider include the average price range of the property itself as well as which type of survey you’ve chosen to go for. However, we can offer some ballpark figures to help you budget better.
For example, buyers who would like to have a Level 1 report based on the relatively new condition of the property can expect to pay in the region of £500 to £950. The more expensive the buying price of the property, the higher the amount of the survey.
Similarly, buyers who are interested in a Level 2 survey will need to budget in the region of £500 to £1,000. Once again, the higher the value of the property, the higher the price of the survey.
Finally, if you are asking how much is a survey on a house for a Level 3 survey, the answer will fall in the region of £700 to around £1,500.
Therefore, there’s no definitive answer to the question of how much does a house survey costs in the UK, but there are some estimates that you can work around with to help you budget better.
How long does a house survey take?
Now we come to the duration of the surveys themselves. As mentioned before, these surveys require different levels of inspection with some being less in-depth than others. As a result of this, the length of the survey will differ depending on what survey you’ve chosen. A Level 1 survey, for example, can be quite quick and take up to an hour. A Level 2 survey can typically be completed within three hours. Meanwhile, a more comprehensive Level 3 survey could take up to a full business day.
What happens after a survey on a house?
It may happen that the surveyor you’ve appointed for your house survey has identified serious issues. These may be structural or otherwise. Now, it’s important to keep in mind that despite such issues, one cannot really “fail” a house survey. There’s no passing grade at or above which the property you’d like to buy is considered a certain level of inhabitable. This is why you shouldn’t worry when it comes to what to do if a surveyor devalues a house. In practice, there’s no possibility of a value devaluation. You’ll only get an indication of the problems identified by the house survey.
One of the reasons why such surveys are important is because when bigger issues are identified, such as a problem with the roof, the buyer has more scope to negotiate the buying price with the seller or can ask that the seller themselves rectify the problem before the sale goes through. So, after house survey problems are identified, the question “who pays” will depend on the circumstances of each and every seller and buyer’s agreement. This should also answer the question: of how long to complete a house sale after a survey because once again, it will depend on the agreement between the buyer and seller as to who will carry out the necessary repairs if such are identified.
How to find a surveyor when buying a house
There are several ways to find a surveyor when purchasing a house. You can always approach the two accrediting institutions mentioned above, or do an online search for private surveyors. You may even approach estate agents or friends and family for recommendations. Ultimately, it’s advisable to get around three different surveyors’ quotes and compare these while settling on the option that suits you best.
Final thoughts
For more peace of mind, choosing to have a house survey performed on the property you’d like to purchase is a sound option. While they are not necessarily compulsory, they add an extra element of value and certainty when it comes to purchasing your new home. An investment that you’re not likely to make too often in a lifetime, you should be fully prepared when buying your next home. For more expert advice, don’t hesitate to check out the resources we have available on buying a house.
