19 Aug, 2026/ by Surveyor Local /Guides
Getting a survey when buying a house is one of the most important steps in the purchase process.
A survey gives you an independent, expert assessment of the property's condition before you exchange contracts, helping you make an informed decision, budget accurately for any repairs and negotiate a fair price.
Which survey do you need when buying a house?
There are three RICS surveys available to buyers: a Property Valuation Report, a Level 2 Survey and a Level 3 Survey. The right choice depends on the age, construction type and condition of the property. See our compare surveys page for a full side-by-side breakdown of what each covers and who it is suited to.
Why get a survey when buying a house?
- Peace of mind: a survey provides an independent expert assessment of the property from a RICS-accredited surveyor with no connection to the seller or lender, giving you the confidence to make an informed decision.
- Uncovering hidden defects: issues such as damp, rot or wiring faults may not be visible during a viewing. A survey is designed to uncover them before you commit to the purchase.
- Assessing property value: an independent valuation gives you an accurate picture of what the property is worth. If the valuation comes in below the agreed price, you have a clear basis to renegotiate.
- Understanding renovation costs: if you are planning improvements, the survey can flag structural or condition issues that would affect the scope or cost of the work, helping you budget accurately before you buy.
- Identifying structural issues: a survey can identify foundation problems, roof damage, subsidence and other structural concerns that might not be apparent during a viewing and that could prove costly to address after completion.
- Local expertise: all surveyors on the Surveyor Local panel have local knowledge of the area and the property types within it, ensuring the most relevant and accurate assessment of your prospective purchase.
Download a sample RICS survey report
When should you get a house survey?
The right time to book a survey is after your offer has been accepted but before you exchange contracts. Exchanging contracts makes the purchase legally binding, so it is important to have the survey results in hand before that point.
As a general guide, you should aim to book your survey within one to three weeks of having your offer accepted. This gives your surveyor time to arrange access with the seller and deliver the report before your conveyancing progresses to exchange.
What to check before your survey:
- Confirm the property chain is in place
- Check the seller has sent the draft contracts to your solicitor
- Review your surveyor's cancellation policy in case the purchase falls through
The buyer is responsible for arranging and paying for their own survey. It is separate from the mortgage valuation carried out by your lender, which is done for the lender's benefit and does not offer you any protection as a buyer.
How much does a survey cost when buying a house?
House surveys cost from £381 on average for a Property Valuation Report, £560 for a RICS Level 2 Survey and £786 for a RICS Level 3 Survey. Costs vary depending on the size, value and location of the property.
See our house survey cost guide for a full breakdown by survey type and property value.
How to arrange a house survey
All surveys booked through Surveyor Local are carried out by fully qualified, RICS-accredited surveyors with local knowledge of the area and property types in their region. We work with over 100 surveyors across England and Wales.
To arrange a survey, call us on or fill the form below. We will match you with a local RICS surveyor and confirm the booking. We also offer next day bookings, so call to check availability.
Frequently asked questions about surveys when buying a house
Do you need a survey when buying a house?
A survey is not a legal requirement but it is strongly recommended. Without one you have no independent assessment of the property's condition before you commit to the purchase. Any defects that come to light after completion become your responsibility to resolve and pay for.
What survey do I need when buying a house?
For most homes built after 1900 in reasonable condition, a RICS Level 2 Survey is the right choice. For older, non-standard or heavily modified properties, a RICS Level 3 Survey is recommended. If you only need a market valuation, a Property Valuation Report is the most straightforward option. See our compare surveys page for a full breakdown.
When should I book a house survey?
Book your survey after your offer has been accepted but before you exchange contracts. Aim to arrange it within one to three weeks of offer acceptance to allow enough time for the report to be delivered before exchange.
How long does a house survey take?
A Property Valuation Report takes a few hours on site. A Level 2 Survey generally takes between two and four hours. A Level 3 Survey can take a full day or more for larger or more complex properties. The written report is usually delivered within three to seven working days of the inspection depending on the survey type.
What are red flags on a house survey?
Common red flags include structural movement or subsidence, significant damp, roof defects, outdated or unsafe electrics, drainage problems and timber decay such as woodworm or rot. Any of these are likely to be flagged with a serious condition rating and may give you grounds to renegotiate the price or reconsider the purchase.
What will fail a house survey?
A survey does not technically pass or fail a property. However, serious defects such as structural movement, significant damp or unsafe electrics will receive a serious condition rating. These findings may affect your decision to proceed, your ability to get a mortgage or your negotiations with the seller.
Can I pull out of buying a house after a survey?
Yes. A survey is carried out before you exchange contracts, so you are not legally committed to the purchase at that point. If the findings are serious enough, you can withdraw from the purchase without penalty. Many buyers use survey findings to renegotiate rather than pull out entirely, but the decision is yours.
Can I reduce my offer after a survey?
Yes. If the survey identifies defects or the valuation comes in below the agreed price, you have a clear basis to go back to the seller and renegotiate. You can ask for a price reduction in line with estimated repair costs, request that the seller carry out the work before completion or a combination of both.
What is the difference between a survey and a mortgage valuation?
A mortgage valuation is carried out by the lender for the lender's benefit. It confirms the property is worth enough to secure the loan but it does not assess the condition of the property and you have no right to rely on it. A RICS survey is arranged by you, for you, and gives you an independent assessment of the property's condition and value.
How long after a survey can you exchange contracts?
There is no fixed timeframe but most buyers aim to exchange within a few weeks of receiving the survey report, once any queries or negotiations arising from the findings have been resolved. If the survey raises significant issues, it may take longer to agree on a revised price or for the seller to carry out repairs before exchange.
What areas of England and Wales do you cover?
We cover all of England and Wales through our national panel of RICS-accredited surveyors. Find a surveyor in your area or get an instant quote to check availability in your location.