What happens during a house survey?
When buying a home, you may be on the fence about whether getting a house survey IE is it really worth it, so you want to know what happens during a house survey. Some sellers are nervous about a house survey as they worry about what your RICS surveyor will find when they inspect their property.
This article explains the different areas a RICS surveyor inspects during a house survey for either a Level 2 or 3 Home Survey (previously the HomeBuyer or Building Survey). While for a buyer, it is an essential guide, hopefully, for any seller, it'll put your mind at rest around what the surveyor is doing when they walk in through your door.
What is the purpose of a house survey?
Most home buyers are not overly property savvy when spotting defects that their existing home doesn't have, or they are simply first-time buyers with no experience at all. This is why you have a professional surveyor inspect the property. Much like a solicitor protects you from risks with legal work, a RICS surveyor identifies visible defects with a home survey.
A property survey is a reliable, accurate and expert inspection & report on a property conducted on behalf of the buyer. The property surveyor will check for visible signs of problems, which may only be evident to people with the proper skills and qualifications. This can save the buyer from buying a house with serious issues, which may make it unsafe or diminish its value.
You should choose a qualified surveyor with local environment and property market knowledge.
Who organises a house survey?
While the mortgage lender organises the mortgage valuation, which can be upgraded to a home survey, most buyers obtain an independent RICS surveyor for a Level 2 or 3 Home Survey. The most common places to find a surveyor are through the estate agent for the sale, a referral from family or a friend, or an online Google search.
Even though getting a survey is the buyer's responsibility to book, there are reasons why they should hold off before organising their survey. Read more - At what stage do you have a survey when buying a house?
Not sure which survey to get? We'll help - call or email on 0333 344 3234 (local call charges apply) / help@samconveyancing.co.uk.
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What do surveyors do?
There are more than 100 different types of surveyors of property, land, construction and infrastructure. RICS states: "The role of a surveyor is to guide construction and development projects and to provide professional advice on matters such as the structural integrity of a property or its value."
Surveyors visually inspect the whole property give detailed feedback using a traffic light system, with a basic check of visible issues affecting central heating, main services and drainage services, main walls, roof structure, roof space, chimney stacks and chimney breasts from up to 3 metres above ground level, as well as future risks if you opt for a structural survey level 3.
This article describes what a RICS surveyor does and doesn't do during an RICS Level 2 Home Survey (previously the HomeBuyer Report) and Level 3 Home Survey (formerly the Building Survey, or full structural survey).
What does a surveyor check when you're buying a house?
Inspect the outside the property
- Roof
- Gutters
- Wall
- Windows and doors
- Porch/conservatories
Inspect the inside the property
- Roof and loft
- Ceilings and walls
- Floors
- Fireplace, chimney breast and flue
- Built-in fittings (built-in kitchen and other fittings, not including appliances)
- Woodwork such as the staircasing
- Bathroom fittings
Inspect the Services
The surveyor can only inspect the visible parts of the available services, and they do not carry out specialist tests. The visual inspection cannot assess the services to ensure they work efficiently and safely and meet modern standards.
- Electricity
- Gas/oil
- Water
- Heating and water heating
- Drainage
- Common services
Inspect the Grounds
- Garage
- Permanent outbuildings and other structures
Issues for your legal advisers
Property surveyors cannot comment on any legal documents but, if, during the inspection, they identify issues that your solicitor may need to investigate further, the surveyor will refer to these in the report (for example, to state you should check whether there is a warranty covering replacement windows).
- Building Regulation certificates for works completed
- Warranties or guaranties for installed items such as solar panels
- Freeholder certificates such as EWS1 Form for cladding
Risks
The structural surveyor highlights defects and issues that could present a risk to the building or grounds or a safety risk to people. The issue may have existed for some time and cannot be reasonably changed.
- Risks to the building
- Risks to the grounds
- Risks to people
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.
What is the survey process for buying a house?
Step 1 - Arrange the survey
In a purchase, the the buyer is responsible for arranging the survey. If you choose us to handle your purchase we'll sort all of this out and arrange access with the sellers. We negotiate the best prices with our nationwide panel of hand selected, local, chartered surveyors.
Step 2 - Pre-Survey investigations
The surveyor reviews the following:
- the Energy Performance Certificate for the property;
- the sales particulars provided by the estate agent; and
- the property's online listing to ensure the correct Home Survey has been booked.
Step 3 - Collection of Keys
The surveyor will have already arranged access, which is either:
- key collection from the estate agent's office or
- the vendor will grant access.
Step 4 - Survey takes place
The survey is divided into two parts: an inside and outside inspection. Depending on the light conditions, the surveyor typically starts the inspection outside and then moves inside. What happens during a survey will depend on the property type, but the checklist in the tabs above is the guide surveyors use.
Step 5 - Post survey call
The surveyor calls the buyer to run through their findings. This is a summary; the buyer should wait for the fully typed report before exchanging contracts.
Step 6 - Survey Report
The surveyor types their report and sends it to the client via email or post within 5 to 10 working days**.
Does the surveyor pull up carpets?
The Level 2 and 3 Home Surveys are non-intrusive surveys of the inside of the property and the outside garden and outhouses (sheds). Non-intrusive means the surveyor doesn't drill holes or pull up carpets. The seller is unlikely to allow you to drill holes, pull up carpets or even lift floor boards whilst you have yet to exchange contracts and can pull out at any stage.
This is an extract from the standard terms from the Royal Institute of Chartered Surveyors:
"The surveyor does not force or open up the fabric without owner consent or if there is a risk of causing personal injury or damage. This includes taking up fitted carpets, fitted floor coverings or floorboards, moving heavy furniture, removing the contents of cupboards, roof spaces, etc., removing secured panels and hatches or undoing electrical fittings. The under-floor areas are inspected where there is safe access."
If there is an agreed intrusive survey, the RICS surveyor will typically request that a builder be at the property to effect the intrusive survey, as the seller, not the buyer or their surveyor, will bear the repairs for any intrusive assessment. All surveys undertaken by SAM's panel of RICS surveyors are non-intrusive unless otherwise agreed upon in writing with the seller and confirmed as included within the scope of work.
What does a building surveyor cover?
The survey includes all accessible areas. During the inspection, the local surveyor will need access to all areas of the property and outbuildings, including basements, lofts, cellars, garages and barns. The seller must provide this access to the surveyor.
What if the seller hides a property defect?
A seller who knows of a defect may not be forthcoming about allowing access to an area where that defect can be found. The estate agent must allow the surveyor access to all areas. If access is not granted, then this will be reported in the surveyor's report, and we strongly suggest you instruct a revisit so that a thorough assessment of the property can be made.
Unfortunately, the buyer bears the cost of a revisit, even though it's the seller's fault. However, it is worth being thorough as hidden defects can cost you thousands to remedy. Fortunately, you won't have to pay the total cost of another survey, as you would if you pulled out and made an offer on a different property instead. The revisit cost depends on the surveyor and how convenient it is for them to return to the property. It will typically cost up to £100 plus VAT.
Negotiating with the seller to knock the revisit cost off the purchase price may be possible. The main issue comes when a landlord is selling the property and their tenants have obstructed access, not to hide a defect, but because they can't be bothered to empty and repack their storage areas.
How long does it take for a surveyor to come out?
We can have a surveyor out to you within a few working days*; they'll call you on the inspection day to discuss their findings, and you'll get your report a few days later**.
How long will the surveyor be in my house?
The length of time depends on the type of survey and the size, age, and condition of the property. Here is a guide by the survey level:
How long does a homebuyer's survey take?
A Level 2 HomeBuyers Survey can be completed in under 2 hours, and it could take an hour for properties in relatively good condition.
How long does a building survey take?
A Level 3 Survey takes longer than a Level 2 HomeBuyer Survey as the property is usually older or in a condition requiring further investigation. The surveyor is at the property for at least 2 hours but may take longer if they encounter any significant defects requiring further investigation.
When a surveyor spends less than 2 hours at the property, likely, the condition of it didn't merit a Level 3 Home Survey.
What do surveyors look for when buying a house?
A chartered surveyor will look for general indicators of the condition of the property, but they'll be keeping an eye out for tell-tale signs of specific defects: red flags that could devalue the property, make it unsafe or make it expensive to run and heat, which may be costly to rectify and which may become worse if they are not dealt with swiftly.
What are the red flags on a house survey?
- Damp, mould or rotten timbers
- Subsidence or signs of movement
- Infestations such as rats, mice or woodworm
- Rotten window frames or blown glazing
- Dangerous materials such as asbestos
- Blocked drains or leaking pipes
- Damage to the roof or missing tiles
You can learn more about common defects in House survey problems.
Andrew started his career in 2000 working within conveyancing solicitor firms and grew hands-on knowledge of a wide variety of conveyancing challenges and solutions. After helping in excess of 50,000 clients in his career, he uses all this experience within his article writing for SAM, mainstream media and his self published book How to Buy a House Without Killing Anyone.
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.
