In England, Wales, and Northern Ireland, it is usually the buyer’s responsibility to organise and pay for a house survey. Your solicitor usually won’t arrange the survey for you, and your mortgage lender’s valuation is not the same thing as a home survey. In Scotland, the seller provides a Home Report, but buyers can still commission additional surveys at their own expense.
Buying a home is an exciting time, but you'll want to know the true condition of what you are buying. This is where a survey can be essential.
While surveys aren't a legal requirement in most of the UK, they can reveal hidden issues and help you avoid costly surprises. This is essentially a health check on the house that can give you essential peace of mind during the buying process.
House survey costs can be a small price to pay if you can avoid expensive repairs or negotiate the property price. Compare My Move surveyed over 2,000 homeowners and found that 35% of those who hired a surveyor were able to negotiate a lower purchase price, saving an average of £6,390.
Who Pays for a House Survey?
In England, Wales, and Northern Ireland, the buyer typically organises the house survey and pays for it. The survey is carried out by a qualified surveyor, who assesses the property’s condition and highlights defects, risks, and potential repair costs. Read more on our guide on when to arrange a home survey.
Here’s who does what in a typical purchase:
- Buyer: chooses the survey type, books the survey, and pays the surveyor
- Surveyor: inspects the property and produces the report
- Estate agent / seller: provides access for the inspection
- Solicitor: handles the legal side of the purchase and helps if you renegotiate after the survey
- Mortgage lender: may arrange a valuation (for lending purposes), but not a home survey
If you’re buying in Scotland: the seller must provide a Home Report before the property is marketed. Buyers can still arrange additional surveys if they want extra reassurance.
Does the Solicitor Arrange a Survey?
Usually, no. In most cases, your solicitor doesn’t arrange the survey. As the buyer, you’ll book the survey directly with a surveyor and pay them for it.
That said, your solicitor can still support you during the process.
What your solicitor can help with:
- Advising on when to book your survey so you avoid delays
- Explaining what to do if the report raises serious concerns
- Handling the legal steps if you renegotiate the price or request repairs
- Updating the contract paperwork if the purchase price changes
What your solicitor won’t usually do:
- Choose the survey type for you
- Book the survey appointment
- Review defects in the way a surveyor does (the surveyor is best placed to explain the report)
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Mortgage Valuation vs Survey (What's the Difference?)
When buying with a mortgage, your lender will usually arrange a mortgage valuation to confirm the property is worth the amount you’re borrowing. A mortgage valuation is not a property survey.
Mortgage valuation (lender):
- Organised by the lender
- Designed to protect the lender, not the buyer
- Often won’t highlight defects or maintenance issues
- You may not receive a copy of the valuation report
Home survey (buyer):
- Organised and paid for by the buyer
- Designed to assess the property’s condition
- Highlights defects, risks, and repair priorities
- Gives you evidence to budget, renegotiate, or reconsider the purchase
Mortgage lenders usually arrange a valuation. If you want a survey, you typically organise it yourself, although some lenders may offer survey upgrades.
How to Arrange a Survey When Buying a House (Step-by-Step)
If your offer has been accepted, you can usually arrange your survey right away. Here are the steps most buyers follow:
Choose the right survey level
Most buyers choose a RICS Level 2 Home Survey for a typical modern home. If the property is older, altered, extended, or unusual, a RICS Level 3 Building Survey may be more appropriate.
Compare surveyor quotes
Prices vary depending on location, property size, and survey type. Comparing surveyor quotes can help you get the right survey at a fair price.
Check availability and report turnaround times
The inspection might be available within days or it may take longer during busy periods. Ask how quickly you’ll receive the written report after the inspection.
Book the survey and arrange access
Your surveyor will need access to the property. This is normally arranged through the estate agent or seller.
Share any concerns before the inspection
Let the surveyor know if you’re worried about things like damp, roof issues, cracks, extensions, or signs of movement. This helps them focus on areas you care about most.
Read the report and decide next steps
If issues are identified, you can request specialist checks, renegotiate, ask the seller to fix issues, or pull out of the purchase.
What You’ll Need to Book Your Survey
Ready to book? Compare quotes from local RICS & RPSA surveyors and arrange your house survey today.
To arrange your survey quickly, it helps to have:
- Property address and estate agent details
- Property type and approximate age (if known)
- Your preferred timescale for the inspection
- Whether you want a valuation included (often optional)
- Any concerns you want the surveyor to pay attention to
When Should I Arrange a House Survey?
You should typically arrange a house survey once your offer has been accepted and before you exchange contracts. This gives you time to assess the property’s condition and deal with any issues before you’re legally committed.
Should you wait for your mortgage offer first?
Some buyers prefer to wait until their mortgage application has progressed to reduce the risk of paying for a survey on a purchase that doesn’t proceed. This can be sensible, but booking later can cause delays if negotiations or specialist checks are needed.
What Happens if your Survey Finds a Problem?
If your survey flags concerns with the home, you have several options. Depending on how severe the issues are, you could do one of the following:
- Budget for any required repairs
- Negotiate the asking price with the seller to cover the cost of any repairs
- Request that the seller remedy the issues before the purchase
- Pull out of the purchase
Keep your solicitor and mortgage lender updated if you’re considering renegotiating your offer or withdrawing from the purchase.
If the price is negotiated, your solicitor will need to draft a revised contract and other relevant paperwork incorporating the new price. Your mortgage lender will also need to send a revised mortgage offer to reflect the changes.
What Happens if you Buy a House Without a Survey?
Some buyers skip a survey to save money or speed up the purchase. However, it’s risky.
If you buy without a survey, you may:
- Miss hidden defects such as damp, rot, subsidence, or roof problems
- Lose evidence that could help you renegotiate the price
- Face unexpected repair costs shortly after moving in
- Rely on a mortgage valuation that may not inspect the property in detail
Which Survey Do I Need?
Choosing the right survey depends on the property’s age, condition, and complexity.
Below is a simple overview:
| Type of Property | Type of Survey |
|---|---|
| Newer/low-risk properties | RICS Level 1 (Condition Report) |
| Standard, modern homes in reasonable condition | RICS Level 2 (Home Survey) (most common) |
| Older, extended, unusual buildings, or poor-condition homes | RICS Level 3 (Building Survey) |
| New-build homes | Snagging Survey |
| If you are selling a home in Scotland | Home Report |
In the next section, we will provide an overview of each survey, helping you determine which one is best suited for your purchase.
Types of House Surveys
As the buyer, you can choose from a range of house surveys, each offering more detail than the basic valuation survey arranged by your lender. The type you go for depends entirely on your needs and preferences.
All cost data on this page is taken from real quotes received by thousands of Compare My Move users.
RICS Level 1 Home Survey
A RICS Level 1 Home Survey is the most basic survey type, suited to newly built, modern homes. This costs around £380 and takes approximately 2 hours to complete.
What does a RICS Level 1 Home Survey include?
- A brief overview of the home's condition
- Details on the home's energy efficiency
- Flags visible issues with the property
- Notes on any potential legal matters to address
RICS Level 2 Home Survey
Formerly called a HomeBuyer Report, the most popular survey type, suited to standard homes in good to reasonable condition. On average, you can expect to pay around £445. A valuation can be included for an additional fee. Expect a 2-4 hour inspection.
What does a RICS Level 2 Home Survey include?
- A visual inspection of accessible internal and external areas of the property
- Checks for damp, rot and subsidence and other significant problems
- Checks of insulation and drainage
- Maintenance and repair advice and priorities
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RICS Level 3 Home Survey
The RICS Level 3 survey was previously called a Building Survey and is the most thorough option for buyers. It’s recommended for older homes, those in poor condition or unusual in any way. It is also suited to modified homes or those with extensions.
Expect to pay around £629 for the Level 3 survey. It will usually exclude a valuation unless added for a fee.
A surveyor will typically spend 4-8 hours on site for this survey.
What does a RICS Level 3 Home Survey include?
- Everything covered in a Level 2 Home Survey
- A full inspection of the property, including the structure
- An in-depth defect analysis with causes and repair options
- Details required repairs and the risks of leaving them unresolved
Snagging Survey
A Snagging Survey is designed specifically for new-build homes. You can expect to pay around £377 on average for this survey.
Surveyors can take up to 6 hours inspecting the property, but this varies based on the size of the home.
What does a Snagging Survey include?
- Ensures the home meets building regulations and industry standards
- Highlights defects or unfinished work
- Raises any concerns regarding construction
- Suggestions on how the issues can be made right to pass on to the developer
Home Report
A Home Report is legally required when selling a home in Scotland. It must be arranged and paid for by the seller, and copies of the report should be available to all prospective buyers.
From our research, we found that the average price for a Home Report is £538. It will typically take a few hours to complete and around a week for the seller to receive the report. The property must then be placed on the property market within 12 weeks.
The report consists of three parts: a Single Survey (broadly equivalent to a RICS Level 2 Home Survey), an Energy Report, and a Property Questionnaire.
It contains an assessment of the property’s condition, energy efficiency, and market value. This gives potential buyers a clear understanding of the property before placing an offer and committing to the purchase.
Finding RICS and RPSA-regulated Surveyors
When you've made an offer on a property and are preparing to complete the purchase, it is highly recommended that you find a RICs surveyor. This can give you a detailed look at the condition of the home you want to buy.
Compare My Move can match you with up to 5 verified surveyors in your area. Simply fill out our surveying comparison form to compare quotes and save on your surveying costs.
To join our network, companies must pass our strict verification process. Our surveying partners must be regulated by RICS if they are offering Level 2 or Level 3 surveys. Surveyors providing Snagging Surveys for new builds can be regulated by either RICS or the RPSA. This ensures all surveys are carried out to the highest industry standards.
FAQs
How long does a house survey take?
A house survey can take anywhere from around 1 to 8 hours for the inspection, depending on the survey type and the size and complexity of the property. Report turnaround times vary, but many surveyors deliver the written report within a few working days to around a week.
Do I need a survey as a cash buyer?
Yes, it is recommended that you arrange a survey whether you are buying with a mortgage or as a cash buyer. As you won't require a lender valuation, a survey and/or independent valuation is the only way of knowing the home is worth the asking price.
Do I need a survey if I’m buying a new-build?
It is not a legally requirement, but it is strongley recommended that you arrange a Snagging Survey via a RICS or RPSA surveyor for a new-build.
Do sellers see the report?
Other than in Scotland, when the seller commissions the Home Report, buyers are under no obligation to share the survey results with the seller. In some cases, it may help as the seller could clear up some issues or be more willing to negotiate the price in light of evidence.
At what point do you get a survey done when buying a house?
Most buyers arrange a survey after their offer is accepted and before exchange of contracts. If you leave it too late, any issues uncovered could delay your purchase or reduce your ability to renegotiate.
Should I order a survey before or after searches?
You don’t usually need to wait for searches to be completed before booking a survey. Many buyers book earlier to avoid delays, but if your purchase feels uncertain, you may prefer to wait until your mortgage application has progressed.
Is a mortgage valuation the same as a survey?
No. A mortgage valuation is for your lender and focuses on the property’s value for lending purposes. A home survey is for you and checks the property’s condition, highlighting defects and risks.
