Contents
Introduction
Buying a house is a major investment, but how can you be sure there are no hidden issues that could cost you down the road? That’s where a house survey comes in. In the UK, the Royal Institution of Chartered Surveyors (RICS) provides a range of survey options designed to give buyers confidence in their decision. These surveys reveal structural problems, repair needs, and other factors that might not be visible during a standard property viewing.
In this blog, we'll dive into the different types of house surveys RICS offers, their associated costs, and why it's a smart move to invest in one before signing on the dotted line.
Why Does RICS Say ‘Home Survey’ Instead of ‘House Survey’?
When you hear the term "house survey," you might think it only applies to standalone houses. However, RICS uses the term "home survey" to cover a wider range of residential properties. A RICS Home Survey is designed for all types of homes, not just traditional houses. This includes flats, studios, duplexes, maisonettes, bungalows, and even larger, more complex residences.
The reason behind this terminology is simple: "Home" is a more inclusive term that covers any residential property, ensuring that buyers of all kinds can get the proper assessment of the property they’re purchasing. So, whether you're buying a flat in the city or a bungalow in the countryside, a RICS home survey has got you covered.
What Is a House Survey?
A house survey is an expert evaluation of the property’s condition, highlighting any issues that may need addressing before you complete your purchase. These surveys are crucial for identifying problems like structural damage, dampness, or roofing issues that aren’t always visible at first glance. Without one, you could end up with unexpected repair costs after moving in.
RICS-certified and qualified surveyors perform these surveys, following strict standards to provide you with an accurate report on the property's condition. Let’s take a look at the different types of house surveys available and what each one covers.
RICS offers three key types of surveys, each designed to meet different buyer needs and property types. Here’s a breakdown of each:
RICS Condition Report (Level 1)
The Condition Report is the most basic survey, ideal for newer homes or properties in generally good condition. It offers a clear overview of the property's state without diving into the details of repairs or maintenance.
Key Features:
Highlights major risks or significant defects.
Uses a traffic light system (green, amber, red) to rate areas of concern.
Does not provide repair advice.
Best for: Newer homes or properties that appear well-maintained.
Estimated Cost: £250 - £400
This is the most commonly requested survey. The HomeBuyer Report is more detailed than the Condition Report and includes specific advice on necessary repairs. It may also include a valuation if requested.
Key Features:
Identifies major defects, including issues like damp, rot, or structural movement.
Offers guidance on repairs and ongoing maintenance.
Optionally includes a market valuation and insurance rebuild costs.
Best for: Homes that are older or where there might be some hidden issues.
Estimated Cost: £400 - £1,000
The Building Survey is the most thorough assessment available and is recommended for older or more complex properties, such as listed buildings or homes that have been heavily modified. Although at AMS SURVEYS our Heritage Surveyors conduct bespoke Historic Building Survey for listed buildings.
Key Features:
Provides a detailed analysis of the property’s condition, covering both major and minor defects.
Includes advice on necessary repairs and estimates for potential costs.
Comprehensive, covering every accessible part of the property.
Best for: Older homes, period properties, or those that need extensive renovations.
Estimated Cost: £600 - £1,500
Why Should You Get a House Survey?
You might be wondering, “Why spend money on a house survey when the home looks fine?” Well, here’s why:
Identify Hidden Issues
Even a property that looks perfect can have hidden issues, such as subsidence, dampness, or faulty wiring. A house survey brings these problems to light, giving you the knowledge you need to either back out or negotiate repairs before finalizing the sale.
Peace of Mind
A survey gives you a clear understanding of the property’s condition. This knowledge not only helps with budgeting for repairs but also provides peace of mind that you’re making a sound investment.
Leverage in Negotiations
If your survey uncovers issues, you can use this to your advantage when negotiating the price. For example, if the roof needs significant repairs, you may be able to request a reduction in the asking price or ask the seller to fix the issue before the sale goes through.
Costs of RICS House Surveys
The cost of a RICS house survey varies based on the type of survey you choose, the property’s size, and its location. Here’s a rough idea of what you can expect to pay:
RICS Condition Report: £250 - £400
RICS HomeBuyer Report: £400 - £1,000
RICS Building Survey: £600 - £1,500
While this might seem like a hefty expense, it's a small price to pay compared to what you might shell out for unexpected repairs after moving in.
Choosing the Right House Survey for Your Property
The type of survey you need depends on the property you're buying. Here’s a quick guide to help you choose:
New Builds: A Condition Report is likely all you’ll need, as new builds are usually in good shape.
Older Properties (10-100 years): A HomeBuyer Report is recommended to uncover any potential issues that might need attention.
Period Homes or Unique Properties: Opt for a Building Survey for a comprehensive evaluation of the property’s condition, especially if you’re buying a home with a lot of history or architectural uniqueness or our Historic Building Survey.
The Benefits of Using an RICS Chartered Surveyor
Not all house surveys are created equal, which is why it's important to hire an RICS-certified and qualified surveyor, they will be employed by a RICS regulated firm. Here’s why:
Professional Standards: RICS surveyors follow strict guidelines, so you can trust their assessments.
Indemnity Insurance: RICS professionals carry insurance, meaning you're protected in the rare event that something is missed during the survey.
Unbiased Reporting: RICS surveyors provide objective, independent evaluations of the property’s condition, ensuring you get a fair and accurate report.
House Surveys FAQs
Why should I get a house survey if the property looks fine?
Even if a property looks perfect on the surface, there can be hidden issues such as damp or structural damage that aren’t visible during a viewing. A house survey ensures that you’re aware of any potential problems before making a purchase.
Is a house survey necessary for a new build?
While new builds are less likely to have major issues, a Condition Report or a New Build Snagging Report is still recommended to ensure there are no minor defects or unfinished work.
How long does it take to get the results of a house survey?
The actual survey usually takes a few hours, but receiving the written report can take up to a week or longer, depending on the complexity of the property and the type of survey.
How long does a house survey take to complete?
The time required for a house survey depends on the size and complexity of the property. On average, a surveyor might take 2-4 hours for a basic survey like the Condition Report, while a more detailed Building Survey could take up to a full day to inspect. After the survey, the written report may take anywhere from 3 to 10 working days, depending on the survey type and the firm’s workload.
Will a house survey cover electrical and plumbing systems?
A RICS HomeBuyer Report or Building Survey will note visible issues with electrics and plumbing, such as outdated wiring or poorly maintained pipes. However, it won’t include a detailed inspection of these systems. If you have concerns about the electrical or plumbing work, it’s worth commissioning a specialist inspection from a qualified electrician or plumber.
What happens if the house survey reveals major problems?
If significant issues are discovered, you have several options:
Renegotiate the price: You can ask the seller to lower the asking price to cover the cost of repairs.
Request repairs: You can request that the seller fix the issues before the sale goes through.
Withdraw from the purchase: If the issues are too severe, you may decide not to proceed with the sale.
Having this knowledge beforehand puts you in a stronger negotiating position.
Does a mortgage lender require a house survey?
Most mortgage lenders will require a valuation survey to ensure the property is worth the loan amount they’re offering. However, this is different from a house survey and only focuses on the property’s market value. A separate, more in-depth survey like a RICS HomeBuyer Report or Building Survey is recommended to assess the condition of the property.
Can I attend the house survey?
No, in many cases, you can't attend the house survey, due to insurance issues, but it's best to check with the surveyor beforehand. Attending the survey may result in you asking questions directly which will likely delay the surveyor and may cause with the vendor. Getting immediate feedback on any potential issues isn't recommended as the surveyor should take time to review notes and images to form an opinion, and the surveyor will need time to complete their formal report.
What if my property is listed or in a conservation area?
If the property you’re buying is listed or located in a conservation area, a Historic Building Survey or a Level 3 Building Survey are usually the best choices. These properties tend to have more complex structures and are often subject to stricter regulations, which a basic survey might not cover comprehensively. A specific Historic or Building Survey will provide a deeper look at any potential problems and include specific advice for maintaining or renovating such properties.
How often should I get a house survey done?
Generally, a house survey is performed before buying a property. However, some homeowners opt to get surveys periodically (such as every 10 years) to assess their home’s condition, especially for older properties. Regular surveys can help identify issues early and prevent expensive repairs down the line.
What is not included in a house survey?
A house survey doesn’t cover everything. Some exclusions include:
No intrusive investigations: Surveyors won’t open up walls, lift floorboards, or check behind large furniture.
No specialist inspections: You won’t get a deep dive into the property’s wiring, plumbing, or gas systems. You’ll need to commission a specialist if these are a concern.
Not a property valuation: A house survey, unless explicitly requested as part of a HomeBuyer Report, doesn’t include a valuation of the property.
Will a house survey identify asbestos?
A house survey will flag any areas where asbestos might be present, particularly in older properties. However, it won’t confirm its presence. If asbestos is suspected, a specialist asbestos survey will be required for proper testing and removal recommendations.
How much does a house survey affect insurance premiums?
A house survey itself doesn’t directly affect your home insurance premiums. However, if the survey identifies significant issues like subsidence or roof damage, this could impact your ability to get insurance or result in higher premiums. The survey will help you understand what repairs or updates might be needed to get a better insurance quote.
Can I get a house survey after I’ve moved in?
Yes, you can. While it’s best to have a survey completed before buying, some homeowners choose to get a survey after moving in, especially if they plan on renovating or have noticed new issues. It can provide insight into the property's current condition and help plan future repairs.
How can I find an RICS-certified surveyor for my house survey?
You can search for RICS-certified surveyors on the RICS website, where you’ll find a directory of qualified professionals who adhere to the RICS Home Survey Standard. Hiring an RICS-certified surveyor ensures you receive a reliable, professional, and unbiased report. AMS SURVEYS are a RICS Regulated Firm, so you know you are in safe hands.
Wrapping Up
A house survey is an essential part of the home-buying process. Whether you’re buying a modern flat or a historic country cottage, a survey gives you a detailed look at the property's condition and helps you avoid costly surprises. By choosing the right survey and using an RICS-certified surveyor, you’ll gain peace of mind and the information you need to make an informed decision.
Before you commit to your next property purchase, ensure you’re making a sound investment by booking a professional house survey with AMS Surveys. Our RICS-certified Chartered Surveyors provide comprehensive reports that reveal hidden issues, giving you peace of mind and the power to negotiate confidently. Whether you're buying a new build or a historic property, we have the expertise you need.
Don’t leave your home purchase to chance. Contact AMS Surveys today at 0151 314 6650, visit www.amssurveys.co.uk, or email us at contact@amssurveys.co.uk to schedule your survey. Protect your investment and avoid costly surprises!
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