Yes, even though it's not legally required, you should get a survey when buying a freehold or leasehold flat.
A survey will identify issues with the home that you might have missed during a viewing, potentially saving you thousands on repair fees in the future.
This article discusses the different types of RICS Home Surveys, why you should have one and how to find the right flat surveyor for your circumstances.
Why Do You Need a Survey?
Here are the main reasons we strongly recommend getting a survey on a flat:
Avoid Costly Surprises
A survey can reveal hidden issues that aren't obvious during a viewing, from cosmetic wear to major problems like damp, subsidence, or poor insulation.
As these repairs can cost thousands, spotting them early can save you a lot of money in the long run.
Helps with Negotiations
If the survey flags any issues, you can use this to your advantage by renegotiating the house price, requesting repairs, or even pulling out of the sale altogether.
For example, if the report highlights damp in the walls or poor window insulation, you’ve now got a strong reason to reduce your offer to cover those repair costs.
Covers the Building as Well as the Flat
The survey checks the building’s overall condition and shared areas, like the roof, hallways, and foundations. Since you’ll likely be covering the bill for these in the future through your service charge, you’ll want to know what you will be paying for.
Peace of Mind
Even if the flat appears in good condition, a survey will offer reassurance and confidence with your purchase.
What Is a Leasehold Flat?
When you buy a leasehold flat, you own the right to live in the home until the terms of your lease end. You don't own the flat outright, or the building and land it is built on; these are owned by the freeholder.
According to the Government website, 72% of all leasehold properties in England for 2023-2024 were flats. This significant percentage is because flats are typically part of a building containing multiple individual homes.
Leasehold homes have more limitations compared to freehold, particularly when it comes to renovation work or subletting the property. You will be expected to pay additional charges, including maintenance and service fees for the building and communal areas.
Do I Need a Survey on a Leasehold Flat?
Yes, we strongly recommend getting a survey when buying a leasehold flat.
Here’s why a survey is particularly important for leasehold flats:
- Check the Condition of Communal Areas: With leasehold flats, you share responsibility for areas like the roof, corridors, lifts, stairwells, and gardens, so you'll be partly responsible for the maintenance charges to cover the cost of repairs. Your surveyor will ensure there are no significant issues to help you avoid unexpected maintenance bills in the future.
- Confirm You're Paying a Fair Price: Your surveyor will determine whether you're paying the correct amount for the flat based on your survey results. This is especially useful for leasehold properties, where extra costs like service charges and ground rent can affect the property's value.
- Check Cladding and Fire Safety: Many leasehold flats are in larger buildings, where cladding and fire safety measures are more of a concern. A surveyor can spot any risks or non-compliant materials and let you know what safety precautions are in place.
- Assess the Lease Length and Restrictions: If your flat has a short lease (less than 80 years), this will be flagged as an issue, as this can affect the value of the property. A surveyor will also make you aware of any restrictions in the lease, such as rules around pets, subletting or making alterations.
- Help You Make an Informed Decision: Leasehold flats involve more legal and financial considerations than freehold properties. A survey gives you more clarity about what you're buying, helping you move forward with confidence or reconsider if needed.
Avoid a service charge shock after you move in
With flats, the expensive issues are often outside your front door. Roof problems, damp in communal areas, or fire safety work can turn into major bills through your service charge. A RICS survey helps you spot red flags before you exchange, so you know what you're buying into. When comparing surveyors, ask:
Whether they'll comment on communal areas and the building exterior
What access they need on the day (loft, corridors)
What they can and can't advise on around cladding and fire safety
What Type of Survey Do I Need for a Flat?
A RICS Level 2 Home Survey is typically the recommended and sufficient option when buying a flat. However, if you want the most thorough inspection of your property, you can opt for a RICS Level 3 Home Survey.
| Survey Type | Best For | Includes | Average Cost |
|---|---|---|---|
| RICS Level 2 | Flats under 50 years old in good condition | Visible defects, repair advice | £445 |
| RICS Level 3 | Older or complex flats in poor condition | Structural issues, maintenance advice, repair costs | £630 |
| Snagging Survey | New build flats | Poor workmanship, unfinished fittings | £375 |
The more in-depth the survey, the more comprehensive the findings, especially when it comes to identifying and explaining potential defects.
All types of surveys begin with a professional inspection of the flat and other relevant parts of the building. Most surveyors provide a detailed report outlining any issues found with the home within 7 days of the inspection.
Prices are based on our cost data, received directly from user feedback.
What Does a Surveyor Check In a Flat?
Your surveyor will check all visible areas inside your flat, including the condition of the walls, ceiling and floors. They will look for issues such as signs of rising damp, mould and potential legal issues, including building regulation breaches.
If the flat is leasehold or part of a larger building, your surveyor will also inspect the condition of relevant communal areas. This can include hallways, staircases, and gardens. If accessible, they will comment on exterior walls directly related to your flat, drainage system, lifts and fire alarm systems.
Buying a Flat Without a Survey
Buying a flat is an expensive commitment, so you should ensure it's structurally sound and free of any major concerns before completion. Without a RICS Home Survey, problems can be missed, which will be to your detriment in the future.
As a flat owner, you are financially responsible for the upkeep of the communal areas of the building through service charges if applicable. Because of this shared responsibility, issues in other parts of the building (such as damp, roof damage, or poor maintenance) can end up costing you money, even if your flat is in good condition.
A survey will help to save you money in the long run, as issues with your flat will be flagged before your property transaction is complete. While a home survey is an upfront payment, the cost of future repairs can far surpass the survey cost.
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How to Find a Flat Surveyor
As we have explained above, it is recommended that you have a survey completed before purchasing a flat. This is the best way to know the condition of the flat before moving in and be prepared for any maintenance.
There are many ways to find a surveyor for your flat, but the most effective is comparing different companies. This allows you to make the most informed decision and choose a surveyor that meets your criteria.
Below are our top recommendations for finding a surveyor:
Comparison Sites
Compare My Move can connect you with up to 5 surveyors operating in your local area. Fill out our surveying comparison form to compare quotes and save up to 70% on your surveying costs. Each partner has passed a strict verification process, which includes being RICS-regulated.
Customer Reviews
Reviews are written by actual customers who have used their services, giving you a realistic idea of what level of service to expect.
Trusted Recommendations
Recommendations from family and friends can be ideal because you can hear the first-hand account of their experience.
FAQs
Do you need a survey when buying a flat?
Yes, we recommend having a survey carried out, whether you are purchasing a freehold or leasehold property, to ensure you are purchasing a home with no major defects.
Do you need a survey for a new build flat?
Surveys are not a legal requirement for a new build flat, but it is recommended to have a Snagging Survey carried out. Even though newer properties are less likely to have structural issues, it is still important to be aware of the property's condition before you move in.
Do you need a survey on a retirement flat?
It's highly recommended to have a survey carried out on a retirement flat to flag any potential faults or concerns, though this isn't a legal requirement.
Who is responsible for the roof?
In most cases, the freeholder or managing company is responsible for the roof. However, flat owners will likely pay maintenance fees, which help cover any damages or repair fees.
