Why Surveys Matter Before Exchange

A RICS Homebuyer Survey is one of the most important checks you’ll do before buying a property. It identifies visible defects, gives a professional assessment of condition, and helps you decide whether to proceed, renegotiate, or investigate further.

For London’s period homes — Victorian, Edwardian, or Georgian — this step is essential. Older buildings often hide long-term damp, timber decay, or structural movement not obvious to buyers during viewings.

Types of Surveys (Level 1–3)

RICS Level 1: Condition Report

• Basic visual inspection

• Highlights urgent defects and condition ratings

• No advice on repairs or costs

• Typical cost: £300–£500

• Best for: Modern flats or new-builds

RICS Level 2: Homebuyer Report

• Visual check of accessible areas

• Rates each element (1–3) based on condition

• Notes likely repairs but no intrusive testing

• Typical cost: £400–£700

• Best for: Conventional houses in reasonable condition

RICS Level 3: Building Survey

• Most detailed assessment

• Comments on structure, materials, and potential defects

• Explains possible causes and repair options

• Typical cost: £700–£1,500+ (London higher)

• Best for: Older, extended, or visibly altered homes

What Surveyors Check

Surveyors inspect all visible and accessible parts of a property. The RICS Home Survey Standard requires them to assess each element’s condition, note defects, and explain implications.

Main Areas Covered

• Structure and walls: Signs of cracks, movement, or subsidence

• Roof and loft: Missing tiles, leaks, insulation, ventilation

• Damp and timber: Moisture readings, decay, or infestation

• Windows and doors: Condition, draught-proofing, safety

• Services (visual only): Boiler, electrics, plumbing, drainage – checked for age and visual defects only

• External areas: Chimneys, gutters, boundary walls, outbuildings

• Condition Ratings:

  • 1 (Green): No repair needed

  • 2 (Amber): Defects that need repair soon

  • 3 (Red): Serious or urgent issue – further investigation recommended

Most surveyors include colour-coded photos and a summary table showing key risks and priorities.

What They Don’t Do

A homebuyer survey is a visual inspection only. Surveyors don’t lift carpets, move furniture, or open up structures. They identify symptoms — not the full cause.

Not Included

• Invasive tests: No drilling, lifting floorboards, or removing plaster

• Service tests: No gas, electrical, or plumbing testing

• Specialist inspections: Separate reports needed for

  • Electrical (EICR)

  • Gas Safety

  • Damp & Timber

  • Asbestos

  • Structural Engineer (for cracks or movement)

• Cost estimates: Level 2 reports usually exclude pricing; Level 3 may include rough guidance only

If your report recommends “further investigation,” it means the issue can’t be confirmed without specialist input.

Related article: Limitation of a survey report 

How to Act on Findings

Step 1: Read the Summary

Start with the “Summary of Condition Ratings.” Focus on red (3) and amber (2) items. These usually affect safety, structure, or future maintenance costs.

Step 2: Commission Specialist Reports

Follow up on any items marked “further investigation required.” Examples:

• Damp patch → Damp & Timber Survey

• Step cracks → Structural Engineer

• Old electrics → EICR inspection

Step 3: Understand Repair Costs

Get a quote from contractors to understand the financial impact. For example:

Step 4: Use a Digital Logbook

Record defects, costs, and certificates in one place. Survey Remedy’s logbook links each property to its UPRN and helps track repairs, quotes, and updates over time.

Key Takeaway

A survey is your early warning system. Use it to prioritise follow-up reports, budget realistically, and plan negotiations before exchange.

Related Reading

• Steps to Complete a House Purchase in England

• Survey Cracks FAQ

• Electrical Inspection FAQ

• Asbestos in Surveys

• Roof Issues in Surveys

• Cost to Fix Damp