What Do Surveyors Look for During a House Survey?

What does a surveyor do during a house survey?

Having a survey done is a common part of the house-buying process. Buyers use the information a survey provides to decide whether or not to buy a property, or they might try to negotiate the price, depending on what the surveyor finds. Read on to learn more about what a surveyor does, what their report will and won’t include, and get answers to frequently asked questions about house surveys.

What does a surveyor do?

Surveyors are highly-trained professionals who can assess and offer advice on the condition of a building. UK surveyors should be a member of one of the following accredited bodies:

• The Royal Institution of Chartered Surveyors (RICS)

• The Residential Property Surveyors Association (RPSA)

There are many different types of surveyors, but when it comes to selling your house, it’ll likely be a property or residential surveyor who does the survey. They’ll use equipment like damp meters, ladders and torches to conduct an in-person inspection of your property inside and out. Surveyors combine their findings with desk research and other information to assess the overall condition of the house you’re selling. 

What do surveyors check and include in their reports?

Exactly what a surveyor includes in their survey report will depend on:

• The type of survey the buyer has arranged - RICS property surveyors can provide three different levels of survey. The frequently used homebuyers survey is also known as RCIS Home Survey - Level 2. The most basic option, RCIS Home Survey - Level 1, is also referred to as a condition report. Lastly, a full structural or building survey (RCIS Home Survey - Level 3) is the most comprehensive. It’s worth noting that RPSA refer to these levels slightly differently.

• How much access the surveyor has - surveyors must be un-intrusive, so they can only check what they have access to. They can’t see behind walls or under floors, so in some cases, surveyors will predict issues based on what they can see.

• Whether or not the owner is home - if you’re in when the surveyor comes around, they can ask you questions to give them more context or information about what they find.

Typically you can expect the surveyor’s report to include the following:

1. Key property information

The survey report will detail important information about your property, such as:

• Property type

• Year it was built

• Year it was extended or converted (if applicable)

• Number of rooms

• EPC rating

• Environmental impact rating

• Whether mains water, gas electricity and drainage are present

• Type of central heating (gas, electric, etc.)

• Basic information about the local environment and grounds

2. An assessment of the property’s exterior

The surveyor will check the outside of your property from ground level. They’ll look at the following:

• Chimney stacks

• Roof coverings

• Rainwater pipes

• Gutters

• Outside walls

• Windows

• External doors

• Joinery

• Finishes

If you have a porch or conservatory, they’ll inspect these, too. Their report will include an individual condition rating for each element. In the case of windows, the surveyor won’t open every single one - they’ll test a random sample.

3. An inspection of the property’s interior

Inside your property, a surveyor will look at:

• Roof structure

• Ceilings

• Walls and partitions

• Floors (if not covered)

• Fireplaces and chimney breasts

• Built-in fittings

• Woodwork (such as the staircase and joinery)

• Bathroom fittings

Again, the report will include a condition rating for each. Rest assured that surveyors won’t lift up any floorboards - even on a more comprehensive building survey.

4. Any suspected dangerous materials

If the surveyor thinks a problem like asbestos might be present in your property, they will likely recommend further investigation.

5. A basic check of the main services

Surveyors will do a simple check on what they can see of the services below:

• Electricity

• Gas/oil

• Water

• Heating

• Drainage

This check won’t include specialist testing of the plumbing or electrics, for example.

6. A review of the grounds

During their survey, surveyors will assess the ground conditions and visually inspect the following:

• Boundary walls

• Fences

• Footpaths

• Decking areas

• Permanent outbuildings

• Any common areas (if your property is a flat with shared spaces, for example)

7. An overview of potential legal issues

The survey report will include any potential legal problems the surveyor has identified during their visit. It's then up to the buyer to raise these with their conveyancer or solicitor before exchange if they wish to do so. Common examples include building regulations and planning permission for extensions, and warranties for windows and doors.

8. A summary of potential risks

Perhaps most importantly, surveyors will flag the main risks they’ve found in your property or grounds. The extent to which these risks are explained depends on what level of survey report the buyer has chosen. RCIS Home Survey - Level 1 reports will list the risks but give no further explanation. The homebuyers survey (RCIS Home Survey - Level 2) also explains the nature of the problems and how a buyer might solve or reduce the risk. An RCIS Home Survey - Level 3 building survey will be more definite about the issue and how to solve it or reduce the risk.

What doesn’t a surveyor include in their survey?

There are certain things a surveyor won’t look at or include in their report. For example, they won’t check if services like electricity and gas are working correctly because they’re not qualified to do so. Also, surveyors won’t look for things out of the scope of the survey report or chosen level, or things they can’t gain access to. Depending on the survey level, the surveyor might recommend further investigation - for example, by a building surveyor or specialist - for more information. Finally, a survey usually only includes a property valuation if the buyer requests this in advance.

Dedicated local property-selling experts

Want to sell your property? Our experienced team of leading estate agents are on hand seven days a week. From valuation to price negotiation - we can help you every step of the way. Plus, we’ll list your property on Zoopla, Rightmove and many more.

Purplebricks don’t charge a commission to get you sold. Instead, we set one fixed fee, so you know exactly what you’ll pay, without any hidden costs. You can get paying this fee out the way at the start of the process or later once you’re sold—whatever works for you. Book a free house valuation or instruct Purplebricks to sell your home today.