What Does a Surveyor Do?

Buying a property is exciting, but it’s also risky. A home that looks perfect on viewing day can hide problems that only become obvious later, such as poor insulation, worn brickwork or outdated electrics. These issues can cost thousands to fix down the line.

That’s why most buyers hire a property surveyor, often called a house surveyor or residential surveyor. For a few hundred pounds, your surveyor inspects the property inside and out, using tools like moisture meters, ladders and binoculars to check for defects and potential future problems.

They then provide a written report with clear condition ratings and plain-English explanations, helping you decide whether the property is worth the asking price, whether to renegotiate, or if you should walk away.

There are three main RICS survey levels in the UK: Level 1, Level 2 and Level 3. Each offers a different depth of inspection, from a basic overview for newer homes to a comprehensive building survey for older or more complex properties.

What Is a Surveyor?

“Surveyor” is a broad term used across the built environment. There are building surveyors, quantity surveyors, valuation surveyors, land surveyors and many more. When you are buying a home, you will usually deal with a residential or property surveyor.

A property surveyor specialises in residential and commercial buildings. When you see terms like “house surveyor”, “home surveyor” or “residential surveyor”, they usually refer to the same role. A property surveyor will check the condition of the home, explain any issues and help you understand exactly what you are buying.

A property surveyor’s job when carrying out a house survey is to:

• Inspect the property inside and outside where it is safe and accessible
• Identify visible defects, risks and maintenance issues
• Explain how serious any problems are and what they could mean for you
• Help you make an informed decision before you commit to the purchase

Many home buyers choose a surveyor who is accredited by either:

• The Royal Institution of Chartered Surveyors (RICS)
• The Residential Property Surveyors Association (RPSA)

These bodies set training and professional standards, which can give extra reassurance that your surveyor meets professional requirements and has a complaints process. Some surveyors also offer separate valuation reports alongside the condition survey.

What Does a Surveyor Do on a House Survey?

1. Prepare for the visit

• Review the property details, photos and any information from the agent or seller
• Consider the property’s age, type, location and any obvious risk factors

2. Inspect the property

• Visit the home and inspect all areas that are visible and reasonably accessible
• Use tools such as a moisture meter, ladder, torch and binoculars where it is safe to do so
• Take notes and photographs of any defects or potential risks they find

3. Produce your survey report

• Give each main element of the property a condition rating
• Explain defects, how urgent they are and whether further checks are needed
• Highlight any legal or safety points for your conveyancer to look into

We go more in depth in our House Survey Checklist and our guide on how long does a survey take.

If you have particular concerns, such as cracks around an extension or a flat roof you are not sure about, you can tell your surveyor in advance so they can pay special attention to those areas during the inspection.

What Does a Surveyor Check on a House Survey?

A surveyor looks for issues that could affect the safety, value or long-term condition of a property. On a typical house survey, the main things they check include:

• Structural problems - cracks, movement or signs of subsidence
• Damp and water damage - leaks, mould or poor drainage
• Roof defects - missing tiles, leaks or chimney damage
• Insulation and ventilation - poor energy efficiency or condensation risks
• Timber issues - rot, infestation or woodworm
• Outdated services - old electrics, plumbing or heating systems

The survey report shows how serious these problems are and whether you need repairs or specialist checks.

What Does a Surveyor Check Inside the Property?

Your property surveyor will inspect all accessible areas inside the home and give each one a condition rating. The detailed notes explain any issues clearly, so you can see what a surveyor does during an inspection and how their findings reflect the property’s condition.

Depending on the type of survey you choose, your surveyor will do the following:

• Inspect the roof structure for insulation, ventilation and leaks
• Examine ceilings for cracks and possible asbestos
• Review walls and partitions for construction and movement
• Assess floors (where visible) for unevenness or defects
• Check stairs, handrails and balustrades for general safety
• Look at fireplaces, chimneys and flues for condition and leakage
• Inspect built-in fittings (excluding appliances) for condition
• Check woodwork and joinery for damage or decay
• Examine bathroom fittings for type and condition
• Look for signs of damp, mould and condensation inside the property

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Does a Surveyor Go in the Loft?

On most RICS Level 2 and Level 3 surveys, the surveyor will enter the loft if it is safe and reasonably accessible. They will use a ladder to reach the hatch, then visually inspect the roof structure, insulation and any signs of leaks or movement. If the loft is packed with belongings or the hatch cannot be reached safely, access may be limited and this will be noted in the report.

Does a Surveyor Check for Asbestos?

Surveyors cannot confirm the presence of asbestos, but they are trained to spot materials that may contain it, such as old ceiling tiles, pipe lagging or insulation boards. If your surveyor suspects asbestos, they will highlight it in the report and advise you to arrange a specialist asbestos survey for confirmation.

Does a Surveyor Check for Damp?

Yes. Checking for damp is a key part of most home surveys. Your surveyor will usually:

• Use a moisture meter on internal walls in sample areas
• Look for staining, peeling paint or blistered plaster
• Check for mould growth, condensation and musty smells
• Comment on damp proof courses, ventilation and drainage where visible

If they find evidence of damp, they may recommend a follow-up damp and timber survey to confirm the cause and advise on repairs.

Does a Surveyor Check Gas, Electrics and Plumbing?

All surveyors will visually inspect the main services, including gas, electric and water, but they will not carry out specialist tests. On a RICS Level 3 Home Survey, the surveyor may make more detailed comments about the visible condition of services, but they will still not test them. For a full safety check or certification, you will need a qualified electrician, Gas Safe engineer or plumber, and your conveyancer should obtain relevant safety certificates from the seller.

Does a Surveyor Check the Boiler and Heating?

Surveyors will take a visual look at the boiler, radiators and other heating systems but they do not carry out full tests or servicing. In some cases they may note the visible age and condition of the system and whether it appears to be functioning on the day of the visit, but for a full safety check or service you’ll need a qualified heating engineer.

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What Does a Surveyor Check Outside the Property?

When inspecting the exterior, what a surveyor does is carry out a detailed visual check of the property from ground level. With a RICS Level 3 Survey, they may also take a closer look at harder-to-reach areas, provided it’s safe to do so. Each element is given a condition rating in the report.

Depending on the type of survey you choose, your surveyor will do the following:

• Inspect the roof and chimney stacks for condition
• Check gutters and downpipes for leaks or blockages
• Examine the main walls for cracks or structural issues
• Review windows and external doors for type and condition
• Assess conservatories, porches and outbuildings for overall stability
• Look at external joinery such as fascias and soffits for decay
• Check boundaries and drains for damage or leaks

Does a Surveyor Check for Subsidence?

Yes, surveyors check for signs of subsidence, but you’ll need a RICS Level 3 Home Survey (formerly known as a Building Survey) for this level of detail. During the inspection, the surveyor will look for warning signs such as cracks in walls or brickwork, uneven floors, and doors or windows that no longer fit properly. If subsidence is suspected, they will recommend a structural engineer for further investigation.

Does a Surveyor Check the Garden?

Surveyors will visually inspect the garden and outside areas as part of the survey. They look at boundaries, fencing, retaining walls, paths, and any visible drainage issues. They won’t assess the quality of landscaping or check plants, but they will highlight problems such as unsafe structures, damaged walls, or invasive plants like Japanese Knotweed.

Outbuildings and sheds will only be inspected if they are permanent, reasonably accessible and safe to enter. Very dilapidated or locked structures may be excluded from the report, and any limitations will be explained in your survey.

Does a Surveyor Value the Property?

Surveyors don’t always provide a valuation as part of a standard home survey. A RICS Level 1, 2 or 3 survey focuses on the condition of the property rather than its market value. However, you can request a RICS Valuation Survey, which is a separate service costing around £367 on average. This is often added alongside a Level 2 or Level 3 survey to confirm whether the property is fairly priced.

What Doesn't a Surveyor Do?

Surveyors won’t inspect everything. They only do a visual inspection and won’t lift floorboards, move furniture, or look behind walls. For example, in a Level 2 Survey they won’t look under carpets or access sealed roof spaces. In a Level 3 Survey, they may look at more difficult areas, but only if it’s safe and reasonable to do so.

They won’t test electrics, plumbing or heating, and they won’t usually provide repair quotes or a valuation unless you’ve arranged this separately.

If they see signs of a major problem, like asbestos, subsidence or damp, they’ll recommend bringing in a specialist to do a more detailed investigation.

What is Not Included in a House Survey?

Even a full structural survey has limits. A survey will not usually include:

• CCTV checks or pressure tests of underground drains
• Detailed testing of the electrical installation or gas appliances
• New build snagging inspections, unless you have arranged a separate snagging survey
• Local authority or environmental searches, which your conveyancer will handle
• A market valuation, unless you have specifically requested a survey with valuation

Your survey report will explain any inspection limitations and recommend follow-up investigations if they are needed.

Types of Survey a Surveyor Can Do

The right survey depends on the property’s age, condition, and whether it’s a new build. Here’s a breakdown of the most common options and what they include:

RICS Level 1 Home Survey

From £380, this is the most basic survey. It provides a brief overview of the property’s condition using a simple traffic light style rating. It is usually suitable for newer, standard properties in good condition and does not include detailed repair advice or a valuation.

RICS Level 2 Home Survey

Costing around £445, this is the most popular choice for conventional houses and flats in reasonable condition. It includes an internal and external inspection, highlights defects and urgent issues, comments on damp, timber and insulation where visible, and may be offered with or without a valuation and insurance rebuild figure. It offers less detail than a Level 3 but more than a basic Level 1.

RICS Level 3 Home Survey

At an average of £629, this is the most detailed survey. It involves a full inspection of the inside and outside, including less accessible areas, with in-depth analysis of defects, risks and repair recommendations.

A Level 3 Building Survey is usually recommended for older properties, homes that have been heavily altered, unusual constructions or any property where you have significant concerns about condition. It does not normally include a valuation as standard, but many surveyors can add this separately.

Snagging Survey

Priced from £377, this survey is designed for new builds. It checks the property against building standards and highlights defects for developers to fix before you move in.

Valuation Survey

From £367, this is a brief inspection to confirm the property’s market value. It doesn’t assess defects or repairs and is often added alongside a Level 2 or 3.

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Do I Need a Surveyor When Buying a House?

A survey is not a legal requirement, but most conveyancers strongly recommend one, even if the property looks to be in good condition. A house survey can reveal hidden issues, help you budget for repairs and maintenance, and give you a stronger position if you need to renegotiate the price or ask the seller to fix certain problems before you exchange.

How to Choose the Right Surveyor

As we've discussed above, a surveyor can be invaluable when buying a home. Their detailed reports can prepare you for any work required on the home, or make you aware of any concerns that could influence your decision to purchase it.

When choosing a surveyor, it is worth checking:

• That they are accredited by RICS or the RPSA
• That they have experience with your type of property and local area
• What level of survey they recommend and what it will include
• How clear and detailed their sample reports are
• Exactly what is covered in the fee and whether a valuation is extra

At Compare My Move, we know how important it is to have the right professional on hand during a property purchase. We can match you with up to 5 surveyors in your local area, allowing you to discuss your needs and budget with each match.

Simply fill out our surveying comparison form to compare house survey quotes and save up to 70% on your surveying fees.

For added peace of mind, all companies on our network must pass a strict verification process. Surveyors must be accredited by RICS or the RPSA as part of this process.