Questions to ask surveyor when buying a house

Buying a home is one of the biggest financial commitments most people make. Getting a building inspection is an important part of that process, but knowing what to ask can make the difference between a report that reassures you and one that leaves you with more questions than answers.

Which type of survey do I need?

There are three types of RICS survey available:

• a RICS Level 1 survey (condition report) a basic overview suitable for newer, conventional properties in good condition
• a RICS Level 2 survey (homebuyers survey) a more detailed inspection covering visible defects, suitable for most standard properties
• a RICS Level 3 survey (building survey) the most comprehensive option, recommended for older, larger or non-standard properties

If you are unsure which is right for your home, ask directly. A good surveyor can advise based on the age, construction type and condition of the building.

Is the surveyor RICS accredited?

Always check that your surveyor is a member of the Royal Institution of Chartered Surveyors (RICS). RICS accreditation means the professional meets rigorous standards and is accountable to a regulatory body if anything goes wrong.

How much will it cost?

Costs vary depending on the type of inspection and the size of the home. You can find a full breakdown on our house survey cost page.

How long will it take?

A Level 2 inspection typically takes two to four hours on site. A Level 3 check can take a full day or more for larger or more complex buildings. Knowing this in advance helps you and the estate agent plan access.

Are there any problems I should flag before the inspection?

If you noticed anything during your viewing like damp patches, cracks or signs of movement, raise it beforehand. The surveyor can make sure those areas receive particular attention.

What will the inspection actually cover?

In general, surveyors will check for evidence of damp, rot, insect or rodent infestation, invasive plants, the condition of utility services including electrics and plumbing, dangerous materials, signs of subsidence and the effectiveness of insulation. They will also flag any legal issues for your solicitor's attention.

What about valuation?

This depends on the inspection type. A Level 2 report can include a market valuation as an optional extra. A Level 3 building survey does not include one as standard. Ask when booking if you need valuations added.

What are the local environmental risks?

A surveyor with local knowledge will flag any environmental factors relevant to the area: flood history, proximity to industrial sites, known ground conditions. Ask specifically about flooding if the home is near a river, low-lying land or a flood plain.

"Questions to ask after receiving the report" is one of the most common follow-up searches from buyers, and for good reason. Inspection reports can be technical and the traffic light rating system (red for urgent action, amber for monitor or address in due course, green for no action needed) does not always make the next step obvious.

What does this defect actually mean for me?

If red or amber issues are flagged, ask the surveyor to explain in plain terms what the problem is, what caused it and what repairs are likely to be needed.

How urgent is it?

The report will give a condition rating, but it is worth asking directly whether something needs fixing before you move in or whether it can be monitored over time.

What is the likely repair cost?

A Level 3 building survey will include an indication of likely repair costs. If yours does not, ask for a rough estimate or a recommendation for the right specialist. Knowing the repair cost and any ongoing maintenance costs is useful when negotiating the purchase price with the seller.

Should I be renegotiating?

If the inspection has revealed significant problems, ask whether the findings justify going back to the seller. The independent report gives you the evidence to do so, and for major issues it is one of the key questions worth putting directly to your surveyor. Our guides on property survey red flags and what to do if your survey shows problems cover this in more detail.

Do I need any further specialist reports?

Surveyors will often recommend further investigation by a specialist: a structural engineer for suspected subsidence, a specialist if asbestos is flagged, or a drainage expert for drainage concerns. Ask which of these, if any, are worth commissioning before you exchange.

Surveyor Local works with RICS chartered surveyors across England and Wales. All surveys are carried out by fully qualified, RICS-accredited surveyors who are local to the property you are buying.

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