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Buying a home

House surveys explained

What is a house survey?

  • A house survey, also known as a home survey, is an inspection of a property by a qualified surveyor. It identifies potential problems that are useful to know before you commit to buying the property.
  • Your home survey may uncover issues with the property’s structure or condition that could be costly to repair. It might show the expenses and risks you’d face, helping to inform your decision to buy the property.
  • Different types of house survey are available, with some going into more detail than others.
  • Qualified surveyors should be registered with a professional body. For example, the Royal Institution of Chartered Surveyors (RICS).

How does a mortgage valuation compare to a home survey?

A mortgage valuation is for a lender to confirm a property’s value. When you apply for a mortgage with NatWest, we need to know the value of the property you're purchasing or re-mortgaging.

The valuation that we complete will be for our purposes only. It may not be a physical inspection of the property. You should not rely upon this valuation.

A home survey is for you and can flag defects in the property, helping you decide how much you are willing to pay for it. It could allow you to budget for repair work or negotiate with the seller on the asking price.

You can choose from different types of house survey, depending on the age and condition of the property you’re looking to buy.

See how mortgage valuations compare to the main types of home survey.

Mortgage Valuation

Used to check the property is worth what you’re paying or borrowing

What's it for?

  • mortgage valuation is organised by your bank to understand the value of the property for lending purposes only.
  • It’s not a full house survey and doesn’t go into detail about the property’s condition.

 

What's not included?

  • You may not get a copy of the valuation report.
  • You won’t be advised of the condition of the property. For example, any structural problems or maintennce work the property needs.

 

Please note: There are some scenarios where the valuer will use online data, such as recent sales information and Land Registry details, plus local knowledge to make a valuation without visiting the property.

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Home Survey Level One

Previously known as a Condition Report

What’s it for?

  • The most basic house survey, designed for newer and conventional homes.
  • Offers a traffic-light rating of the property’s condition, flagging risks and urgent defects.
  • Follows a format set by the RICS, along with the other types of house survey covered here.

 

What’s not included?

  • This basic home survey doesn’t tend to offer advice on handling defects.
  • It goes into less detail than higher survey levels. This might make it less suitable for older homes.
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Home Survey Level Two

Previously known as a Home Buyers’ Survey

What's it for?

  • You could choose this home survey when buying a conventional property. For example, a house, flat or bungalow that’s built from common building materials and in a reasonable condition.
  • It provides a descriptive account of the property’s condition, highlighting significant problems and where a specialist report may be required.
  • This house survey can give you the option to include a market valuation.

 

What’s not included?

  • The report won’t go beyond the floorboards or behind the walls. So, it’ll only be able to identify visible issues.
  • It won’t specify as standard repair options or possible consequences of ignoring the issues.
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Home Survey Level Three

Previously known as a Building Survey

What's it for?

You could choose this home survey when dealing with a large, older or run-down property, or a building that is unusual or altered. It could also be useful if you’re planning major works.

The surveyor will report on every aspect of the property, including its structural condition, visual defects, and potential problems that might arise from hidden issues.

This house survey report will also outline repair options and timelines. It’ll explain the consequences of not acting too.

 

What’s not included?

  • The surveyor won’t force or open concealed areas in the property without the occupier’s consent. They also won’t risk injury or damage. This includes moving heavy furniture or removing any fitted floor coverings.

 

Please note: While it’s more comprehensive than a Home Survey Level Two, you may still need a specialist report in certain circumstances with this type of survey.

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How much is a house survey?

When booking a house survey, the cost may depend on factors like:

  • the type of report you choose
  • how large or complex the property is
  • the location of the home.

According to the HomeOwners Alliance you could expect to pay the following:

  • Home Survey Level One – £300 to £900
  • Home Survey Level Two – £400 to £1,000
  • Home Survey Level Three – up to £1,500

You can compare house survey costs by getting quotes from different surveyors.

Young couple look over a diagram received from a house survey

Arranging a home survey – step by step

Buying a home is different for everyone. But there are some common steps you could follow when arranging a house survey:

1.    Know your responsibilities

Unless you live in Scotland, it’s the buyer who needs to arrange the home survey. Your lender or estate agent might recommend a surveyor, but it’s still your responsibility to book one.

2.    Find a qualified surveyor

Many surveyors are members of professional bodies like the RICS. This means they meet certain standards, such as having professional indemnity insurance.

The RICS website can tell you how to find qualified surveyors. You could also get recommendations from friends and family, lenders, estate agents or online searches.

3.    Choose the right survey

Think about the age, condition, style and location of the home. Are there likely to be hidden defects? Has it been around for decades, or just a few years?

Weighing up these questions might help you decide on the right home survey level.

4.    Be clear on expectations

It may be an idea to double-check the house survey cost and dates of inspection before choosing a particular surveyor. You could also ask about the things that will and won’t be included in the survey.

  • You can search for a surveyor on the RICS website
  • Alternatively, you can contact our partners Legal & General on 0345 200 2046

Things to think about:

  • A local surveyor may be most useful. After all, they’re likely to be more familiar with the housing market in your area.
  • Buying a property with unusual features? It may be worth seeking a surveyor with specific experience assessing similar properties. 
  • You may wish to wait for your mortgage application.
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What happens after a house survey?

You’ll be sent an inspection report once the house survey is complete. This can list structural defects or cosmetic issues affecting the property.

It’s common for surveys to raise issues, especially if the house was built some time ago. Depending on the seriousness of any issues, you might decide to get independent quotes for repair work. You could then:

  • ask the seller to lower the property price to match what the repairs will cost
  • see if the seller would be happy to put things right themselves
  • walk away from the sale if the problems are particularly concerning.

Home survey FAQs