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When buying a property in the UK, it is essential to get a survey. Sometimes a survey is necessary to secure funding through a mortgage, but even if you are funding your purchase differently, you should always get a survey done on any potential investment properties to make sure you are getting the full picture of the property, its condition, and any repairs it may need. There are different types of surveys, so read on to find out which one is most suitable for the property you plan on buying, plus the potential costs involved, the benefits of a survey, and more.

Table of Contents

What is a Home Buyers Survey?
How Much Does a Home Buyer’s Survey Cost?
Different Types of Home Buyers Surveys
Benefits of a Home Buyer’s Survey

What is a Home Buyers Survey?

A home buyer’s survey is an expert assessment of a property’s condition, highlighting any issues that may affect the value of the property or require repairs. These surveys are conducted by qualified surveyors and provide buyers with the information they need to make informed decisions about purchasing a property. This information enables the buyer to renegotiate the price of the property, ask the seller to fix any issues before buying, or even pull out of the sale entirely. A buyer usually arranges a survey after their offer has been accepted by the seller of the property.

Most home surveys in the UK are performed by the Royal Institution of Chartered Surveyors (RICS), which is known for its high level of professional standards. The RPSA (Residential Property Surveyors Association) is another recognised professional body that specialises in residential property. All chartered surveyors are members of RICS, indicated by MRICS or FRICS after their name. Other surveyors are available, but RICS or RSPA are the main two accredited bodies in the UK, and I would always recommend using them. They can offer impartial expert advice and also have professional indemnity insurance.

FAQ: Is a mortgage valuation the same as a survey?

A mortgage valuation and a survey are two different things. A mortgage valuation is not as in-depth as a home buyer survey, and just ensures that a property is sufficient security for the mortgage. Often, the mortgage provider will use their own surveyors, whom they trust to do the mortgage valuation. Buyers should arrange their home buyers’ survey independently.

How Much Does a Home Buyer’s Survey Cost?

The cost of a home buyer’s survey varies depending on the type of survey, the property’s value, and its location. As of 2025, typical costs are:

RICS Home Survey Level 1: £300 – £900
RICS Home Survey Level 2: £400 – £1,000
RICS Home Survey Level 3: £630 – £1,500

These prices are provided as a guide, and the actual cost can vary depending on factors like property size, age and complexity. While surveys can be expensive, they can help save you money in the long run by identifying potential issues with a property that could affect its value. You may even reconsider buying a property after seeing the results of the survey.

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Different Types of Home Buyers Surveys

A RICS surveyor will be able to advise you on what level of survey a potential investment property would require. The Royal Institution of Chartered Surveyors (RICS) offers three main levels of home surveys:

RICS Home Survey Level 1

This is the basic home survey, formerly known as a RICS Condition Report, and is most suited to newer homes in good condition. They include a basic overview of the property and its condition, and highlight significant visible defects. This type of survey does not include advice on repairs or maintenance.

RICS Home Survey Level 2

This is the next level up and is formerly known as a homebuyer survey. This is suitable for standard properties that are in reasonable condition. Level 2 surveys include everything from level 1, plus detailed information on the property’s condition, plus any potential issues that could affect its value, such as damp, subsidence or anything that doesn’t meet current building regulations. A level 2 survey can include the surveyor’s advice on repairs and ongoing maintenance.

RICS Home Survey Level 3

This is the highest level of survey available from RICS and is also known as a full structural survey. It is suited to older, larger or unconventional properties, e.g. listed buildings, or those in poor condition. This survey is also recommended if you plan to make significant structural changes to a property, e.g. converting an old warehouse into apartments. A level 3 survey includes everything from level 1 and 2 surveys, as well as a comprehensive analysis of the property’s structure and condition, and may include advice about required repairs, repair costs, and the potential consequences of inaction.

FAQ: Can a property fail a home survey?

Surveys don’t necessarily include any kind of ‘pass/fail’ feature, although the results of a survey may affect your decision on whether or not to buy a property. A survey may also include details about the property’s compliance with building regulations, so a survey could indicate a failure in this respect. A survey may also come back incomplete, or marked as ‘further investigations required’. This means that the surveyor has not been able to assess the property fully due to a lack of physical access or visibility, the owner of the property has not allowed full access to the property, or that a specialist in that type of property is needed to complete the level of survey required.

Benefits of a Home Buyer’s Survey

A home buyer’s survey offers many benefits to buyers, and it’s something that I would always recommend before buying a property. Understanding the true condition of a home before purchasing allows you to make informed decisions, negotiate a better price for a property or request repairs. A survey can also help you to anticipate future maintenance costs and plan your budget accordingly. Surveys allow you to gain confidence about your investment property by uncovering potential issues early on, making sure you are making a sound investment.

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