Buying a property is one of the biggest financial decisions you’ll ever make, so it’s natural to want peace of mind before you commit. A survey helps you spot problems early, giving you the confidence to move forward or the chance to renegotiate.
Knowing what’s covered and what isn’t will save you from confusion later. Keep reading to understand exactly what to expect when you order a survey.
Understanding a Home Buyers Survey
A home buyers survey, also known as a RICS Level 2 Survey, is the mid-level inspection offered to buyers in the UK. It’s designed for conventional homes in reasonable condition, particularly those built with standard materials and not significantly altered. It doesn’t go into the same depth as a full structural survey but it still gives you a professional overview of the property’s state.
The report highlights visible and accessible issues. It flags matters that might need repair now or in the future, so you can budget with greater certainty.
What Surveyors Typically Check
Surveyors look for warning signs that could affect the safety, stability, or comfort of your new home. They’ll examine the inside and outside of the building, focusing on areas that are easy to access without invasive work.
They check for damp in walls, ceilings, and floors. If damp is present, it may suggest poor ventilation, rising moisture, or leaks that could cause mould and long-term damage. Timber is another focus, as signs of wood rot or infestations can undermine structural strength.
Cracks are also examined. While minor hairline cracks are often harmless, larger or wider gaps could indicate subsidence or structural movement. Where necessary, a surveyor will advise further checks by a structural engineer.
Other risks include invasive plants like Japanese knotweed, which can destabilise buildings and spread quickly across land. Roofs and lofts, if accessible, are also inspected for missing tiles, sagging, damp insulation, or poor ventilation. Finally, visible drains and manhole covers are reviewed for blockages, leaks, or poor installation.
What Isn’t Part of the Survey
It’s just as important to know what the survey doesn’t cover. Surveyors don’t test the electrical system, plumbing, or heating. If you’re concerned, you’ll need specialist reports for these. They also won’t lift floorboards, drill walls, or carry out other invasive checks, so hidden defects may remain unnoticed.
The report won’t include inaccessible areas like sealed roof voids or basements that can’t be safely entered. It also doesn’t assess energy efficiency in detail, although obvious issues such as poor insulation might be noted. Lastly, it won’t address legal matters, so boundaries, leases, and planning permissions fall outside its scope.
When You Might Need More Than Level 2
For older properties, unusual builds, or homes that have seen significant changes, a Level 3 Building Survey is often recommended. This type of survey is more detailed and gives a fuller analysis of condition, structure, and future maintenance needs.
If you’re planning major alterations, a Level 3 survey offers stronger reassurance as it examines the property more thoroughly. It helps identify risks before you invest heavily in renovation or construction.
Concluding Remarks
A home buyers survey provides a balanced overview that’s ideal for many modern homes. It alerts you to visible issues such as damp, cracks, roof defects, or infestations, but it doesn’t go behind walls or into systems like electrics or plumbing.
By knowing the scope in advance, you’ll avoid surprises and can plan whether you need extra reports or a more detailed survey. Understanding where the survey begins and ends ensures you make a well-informed choice about your property purchase.