What Do Survey Repairs Actually Cost? A London Buyer's Guide

So, you've got the survey back. And there it is, staring at you in black and white: "Roof repairs could cost anywhere from £3,000 to £15,000."

A number so wide you could drive a bus through it.

It’s enough to make you want to pack it all in, isn't it? Your mind starts racing. Is this thing a money pit? Is all the hassle even worth it? This is the moment a lot of good property deals fall apart, and honestly, it doesn't have to.

Right, let's put the kettle on. Let me walk you through how to get a number you can actually trust.

First Off, Don't Be Cross with Your Surveyor

It’s easy to get frustrated with those vague estimates, but your surveyor isn't a builder. Their job is to spot trouble, not to price it up. They're like a doctor who tells you your leg is broken; they're not the surgeon who tells you how much the operation will cost. They have to give a wide range because they can't see behind walls or under floors, and their insurance insists on it.

The Three Kinds of Numbers You'll Get

When you're trying to figure out costs, you'll come across three types of numbers. Knowing the difference is everything.

1. The Ballpark Figure

This is the "ballpark estimate" you get from your survey, or from a ten minute Google search. It gives you a rough idea. Is it useful? Only for knowing if you're looking at a four-figure problem or a five-figure one. You wouldn't make a decision on it, and you certainly can't negotiate with it.

2. The Builder's Quote

This is better. You'll get a contractor to have a proper look and write up a quote. They'll break down labour and materials. But here’s the catch: it's still based only on what they can see. It'll be full of "provisional sums" and notes like "pending investigation." This price can, and often does, go up once they start the work and find something unexpected.

3. The Real Number (The One You Can Trust)

This is the goal. We call it a diagnostically-backed quote. It’s a fancy way of saying it's a price based on facts, not guesswork. It comes after a proper specialist (like a damp expert or a structural engineer) has done a deep-dive report. They find out exactly what’s wrong, and the builder then quotes for that very specific job. There are no nasty surprises.

So, How Do You Get The Real Number?

Here’s the simple, step-by-step process, whether you're buying in Islington, Hackney, or anywhere else in London.

1. Pinpoint the Big Problems: Go through your survey and highlight the scary-looking "Condition Rating 3" items. It’s usually the roof, the damp, the drains, or anything that says "structural."

2. Bring in the Specialists: This is the most important step. If the survey flags Damp, get a proper damp surveyor in (we wrote a guide on that here). If it mentions cracks, you need a structural engineer. You have to get a real diagnosis before you can get a real price.

3. Get Quotes Based on the Report: Now, you take the specialist's report and give it to a couple of good builders. You're not asking them to guess anymore. You're asking them to quote for the specific work the expert has recommended.

4. Add a Bit for a Rainy Day: Once you have a quote you're happy with, add 10-20% on top for a contingency fund. As we say in our main guide, it’s just common sense when dealing with old houses. This final figure is your Real Number.

Now You Can Talk Turkey

This is where everything changes. When you go back to the estate agent, you’re not waving a survey around and hoping for the best. You are putting a professional specialist report and a fixed-price quote on the table.

It’s not your opinion against the seller's anymore; it’s a fact.

This is a key part of the whole process, which we've laid out in our main guide to handling a bad survey. It gives you a fair and powerful footing to negotiate.

Look, doing all this running around: finding specialists, arranging access, and getting quotes. It's a hassle. It's exactly the kind of stress that makes good people walk away from what could be a great home.

If that doesn't sound like your cup of tea, this is where we come in. Our job is to take on all that hassle for you. We do the legwork, we manage the experts, and we get you that Real Number. You get peace of mind.

Visit www.surveyremedy.co.uk for our full service or contact us here to discuss your report.