When buying a house, what type of survey do I need?
Have you found 'the perfect property'? In the next step, make sure everything in your new home is working order and will be the right purchase. A home survey will help you with that.
The purchase of a property doesn't require a survey. However, the long-term savings could be thousands of pounds
Make sure the surveyor you hire is a member of a recognised governing body, such as the Royal Institution of Chartered Surveyors (RICS).
Surveys can be classified into three types. Level 1 surveys (condition reports), Level 2 surveys (homebuyer reports) and Level 3 surveys (building surveys) are available.
The purchase of a new home is one of the biggest financial commitments you'll ever make. Your new home shouldn't have any hidden surprises when you move in.
An inspection will tell you whether the building you plan to buy is in good condition.
Exactly what is a house survey?
House surveys are essentially property health checks.
Surveyors examine the condition of buildings. If there are any issues or defects that need to be corrected, they will highlight them.
Typical surveys check the building, the roof, and the boundary walls for damage.
Gas and electrical safety, environmental performance, drainage, and rot will be included in more detailed surveys.
Is a house survey really necessary?
A survey is not a legal requirement for a property purchase.
In particular, if your bank account feels like a bucket with a hole right now, it might seem unnecessary.
You could actually save money if a survey uncovers structural problems with your property - not to mention a lot of stress.
Prior to buying, you can ask the seller to fix any problems that are revealed.
Alternatively, you can renegotiate the sale price so that the costs of fixing the issues are accounted for.
It may be wise to pull out of the purchase if the survey indicates major issues with the property.
Are new-build homes required to have a house survey?
Getting a snagging survey done on a new home is a good idea. New-builds require this type of survey.
A snagging survey will detect any workmanship issues in the building of a new house. There will be a warning if there are any defects or repairs, or if something is not in accordance with building regulations.
You can ask the developer to fix any issues found in the snagging survey before exchanging or completing.
New-build homes should also come with a 6 or 10-year structural warranty.
What is the difference between a house survey and a mortgage lender's valuation?
The lender will carry out a valuation of the property if you're purchasing with a mortgage. There is probably a fee associated with this.
The mortgage lender's valuation is different from a survey.
Valuations are solely used by lenders to justify the sale price of properties. After that, they can approve your mortgage application.
What is the process for arranging a survey?
You need to contact a home surveyor, who will then visit the property to complete the survey.
If you are looking for a surveyor, make sure they are a member of a recognised governing body, such as Carpenter Surveyors.
Royal Institution of Chartered Surveyors (RICS) is the main governing body in the UK.
How do house surveys differ?
Home-buyer surveys come in three types. The most basic level is Level 1, while the most comprehensive level is Level 3.
In March 2021, the governing body RICS updated the three surveys, but they still cover the same topics.
There are three types of house surveys:
Level 1 Survey (previously known as a Condition Report)
Level 2 Survey (previously known as a HomeBuyer Report)
Level 3 Survey (previously known as a Building Survey)
What do the different types of house survey include?
Take a look at what you get in each type of house survey.
1: What is included in a Level 1 Survey (Condition Report)?
Among the different types of surveys, the Level 1 Survey is the most basic.
Rather than going into detail, it gives an overview of the property's overall condition. The document highlights any significant issues, risks, urgent defects, and potential legal issues.
For standard modern properties, a Level 1 Survey is suitable. It's also good for relatively new, well-maintained homes.
A Level 1 Survey consists of the following:
Level 1 surveys include the following:
inspection of the inside and outside of the main building and all permanent outbuildings
inspection of the roof structure and other features that you can see from the access hatch
inspection of the visual parts of the gas, water and electricity services
the condition of boundary walls, fences and areas of shared use.
What a Level 1 Survey does not include
The following information will not be provided:
the efficiency or safety of electrical, gas or other energy sources
the efficiency of the plumbing, heating or drainage installations. Or whether they meet current regulations
the internal condition of any chimney, boiler or other flue
contamination or other environmental dangers, such as the use of asbestos. (However, if the surveyor suspects a problem, they should recommend further investigation).
an Energy Performance Certificate (EPC) for the property.
2: What's included in a Level 2 Survey (HomeBuyer Report)?
A Level 2 Survey was previously known as a HomeBuyer Report.
It’s more detailed than a Level 1 Survey but not as comprehensive as a Level 3 Survey.
A Level 2 Survey is suitable for the majority of modern, conventional properties. It's suitable if the home is in a reasonable condition and less than 50 years old.
A Level 2 Survey consists of the following:
A Level 2 Survey includes:
background information on the property and location
information on the cost of re-building the property for insurance purposes
inspection of the visual parts of the services, eg gas, water and electricity
the condition of boundary walls, fences and areas of shared use
damp-proofing, including damp tests of the walls
drainage (although drains are not tested)
assessment of the building’s timbers, checking for woodworm or rot
details of urgent problems or defects that need fixing before a contract is signed or which may affect the property’s value
the cost of repairs and maintenance of any urgent defects.
What a Level 2 Survey does not cover
You won't get:
an inspection into contamination or other environmental dangers, such as the use of asbestos. (But if the surveyor suspects a problem, they should recommend further investigation.)
an Energy Performance Certificate (EPC). But the surveyor will review the most recent certificate from the appropriate central registry.
3: What's in a Level 3 Survey (Building or Structural Survey)?
A Level 3 Survey is also known as a Building Survey or a Structural Survey.
Level 3 is the most comprehensive survey for residential houses. It's an in-depth inspection of the property.
You can have a Level 3 Survey done on any kind of property. But they are particularly suitable for large or unusual homes and properties older than 50 years.
Level 3 Surveys are more expensive than the other types of survey. But it could end up saving you thousands of pounds if you find hidden problems.
A Level 3 Survey consists of the following:
You'll get:
detailed advice on the condition of the property
an outline of any potential risks or hidden defects
a breakdown of how urgently the home needs repairs and approximate costs
a thorough inspection of all visible and accessible parts of a building. This includes roofs, walls, floors, windows and doors, chimneys, cellars, garages and outbuildings
the ability to ask your surveyor to look into certain aspects of the property. This is useful if you have concerns, as the survey can be adapted to your needs
the ability to request a property valuation as part of the survey. Or, if the survey is approved by your mortgage lender, it can be used instead of a mortgage valuation.
What a Level 3 Survey does not cover
You can't open up the fabric of the building with the occupier or owner's consent, or if there's a risk of causing damage or injury.
If you’re not sure which type of survey is right for you, it’s a good idea to talk to a RICS surveyor. They can give you independent advice on which one would be best for you.
How to understand your survey report
With all survey reports, RICS use condition ratings to show their findings on each aspect of the property.
The 3 condition ratings are:
Condition Rating 1 – no repair needed
Condition Rating 2 – defects that need repairing or replacing but are not considered to be serious or urgent
Condition Rating 3 – defects that are serious and need to be repaired, replaced or investigated urgently
In the event that your survey finds a problem, what should you do?
The majority of surveys will uncover some sort of issue, especially for older properties. Consult your surveyor about any issues found and how much they might cost to fix.
In order to look into a specific problem, your surveyor may recommend a more detailed survey. Surveys for dampness and dry rot are common examples.
You can then make a decision on whether you’d like to:
contact a builder to get a quote for any major works
renegotiate the asking price
ask the seller to fix any issues before exchanging or completing the sale
pull out of the sale.
You don't have to go ahead with the sale if you’re concerned about the issues found in the survey.
Do Carpenter Surveyors offer surveys for Listed buildings?
Yes. A detailed report is one of the most valuable tools you can have when buying a Listed Building. It is essential to understand a building's condition and any repairs that need to be made.
Carpenters Heritage Division specialises in the inspection and survey of historic houses. It is staffed by surveyors who have considerable experience in surveying a broad range of historic properties.
Acquiring a historic house is for most people a rewarding and happy experience, and a survey from Carpenter Surveyors will help with the process.
What areas do Carpenter Surveyors cover?
Areas we cover:
Warwickshire, Worcestershire, West Midlands, Staffordshire, Leicestershire, Rutland, Nottinghamshire, Derby, Gloucestershire, Herefordshire, Cotswolds and Northamptonshire.
Get a Quote from Carpenter Surveyors today.