What Type of House Survey Do You Need?

When you are buying a house, it can be hard to know which survey to choose.

You may hear phrases like mortgage valuation, homebuyer survey, Level 2 survey, building survey or full structural survey - and it is not always obvious what the difference is.

You may also wonder whether you need a survey at all, especially when you are already paying for solicitors, mortgage fees, searches, removals and everything else that comes with moving home.

This guide explains the main types of house survey, what they usually cover, and how to think about which one may be right for the property you are buying.

Do you have to get a house survey?

In England and Wales, you do not usually have to get a house survey before buying a property.

But that does not mean a survey is pointless.

A survey can help you understand the condition of the property before you commit fully to the purchase. It may highlight issues such as damp, roof problems, movement, drainage concerns, timber defects, insulation problems or repairs that may be needed.

That information can help you decide whether to continue, ask further questions, get quotes, renegotiate, or simply budget for future work.

Is a mortgage valuation the same as a survey?

No. A mortgage valuation is not the same as a house survey.

A mortgage valuation is carried out for the lender. Its purpose is to help the lender decide whether the property is suitable security for the mortgage.

It may be very brief. In some cases, it may even be carried out remotely or using data rather than a full in-person inspection.

A house survey is for you as the buyer. Its purpose is to help you understand the condition of the property and any issues that may need further investigation.

This is one of the most important distinctions to understand.

Just because your lender has carried out a valuation does not mean you have had a detailed survey.

What are the main types of house survey?

The main RICS home survey levels are usually described as:

  • Level 1 Home Survey

  • Level 2 Home Survey

  • Level 3 Home Survey

You may also hear older or more informal terms such as:

  • condition report

  • homebuyer report

  • building survey

  • full structural survey

Different firms may describe their reports slightly differently, so it is always worth checking exactly what is included before you book.

What is a Level 1 Home Survey?

A Level 1 Home Survey is the most basic type of survey.

It gives a simple overview of the property’s condition and highlights obvious issues.

It may be suitable for a fairly modern, conventional property that appears to be in good condition.

A Level 1 survey is usually less detailed than a Level 2 or Level 3 survey. It may not include detailed advice on repairs or maintenance, and it is unlikely to be suitable if the property is older, unusual, visibly in poor condition or has been significantly altered.

A Level 1 survey may suit:

  • newer homes

  • standard construction properties

  • properties that appear well maintained

  • buyers who want a basic condition overview

It may not be enough if you have concerns about the property or want more detailed advice.

What is a Level 2 Home Survey?

A Level 2 Home Survey is often a common choice for many buyers.

It is more detailed than a Level 1 survey and is usually designed for conventional properties that are in reasonable condition.

A Level 2 survey may identify significant visible defects, condition issues and areas that need attention. It may also include advice about repairs and ongoing maintenance, depending on the type of report you choose.

Some Level 2 surveys include a valuation, while others do not, so check this before booking.

A Level 2 survey may suit:

  • standard houses or flats

  • properties in reasonable condition

  • homes built using conventional methods

  • buyers who want more than a basic overview

  • properties without obvious major defects

It may not be the right choice if the property is very old, unusual, heavily altered, in poor condition or if you are planning major works.

What is a Level 3 Home Survey?

A Level 3 Home Survey is the most detailed standard survey option.

It is sometimes called a building survey or, informally, a full structural survey.

A Level 3 survey gives a more detailed assessment of the property’s condition and may provide more information about defects, repairs, maintenance and potential future issues.

It is often recommended for properties that are older, larger, unusual, visibly neglected, significantly altered or built using non-standard construction methods.

A Level 3 survey may suit:

  • older properties

  • listed buildings

  • period homes

  • properties in poor condition

  • homes with obvious defects

  • unusual or non-standard construction

  • properties that have been extended or altered

  • homes where you plan significant renovation work

A Level 3 survey usually costs more than a Level 1 or Level 2 survey, but it may give you a much clearer picture if the property is more complex.

Which survey do first-time buyers usually need?

There is no single survey that is right for every first-time buyer.

The right survey depends less on whether you are a first-time buyer and more on the property itself.

For example, a first-time buyer purchasing a modern flat in good condition may choose a Level 2 survey. A first-time buyer purchasing a Victorian terrace, older cottage or property needing renovation may feel more comfortable with a Level 3 survey.

If you are unsure, speak to a qualified surveyor before booking. Explain the property type, age, condition and any concerns you already have.

Which survey do you need for an older house?

Older houses often benefit from a more detailed survey.

A Level 3 survey may be worth considering if the property is old, has visible issues, has been altered over time or may have hidden maintenance problems.

Older homes can have issues relating to:

  • roofs

  • damp

  • timber

  • drainage

  • movement

  • chimneys

  • insulation

  • old electrics

  • older plumbing

  • previous extensions

  • non-standard repairs

Not every older property has serious problems, but a more detailed survey can help you understand what you are taking on.

Which survey do you need for a flat?

For a flat, the right survey depends on the age, condition and type of building.

A Level 2 survey may be suitable for many modern or conventional flats in reasonable condition.

However, you may want more detailed advice if the flat is in an older building, a converted house, a listed building, a building with visible issues, or a block with concerns around maintenance.

Remember that with a flat, some issues may relate to shared parts of the building, such as the roof, structure, exterior, communal areas, service charges or management company arrangements.

Your solicitor will look at the lease and legal information, but a surveyor can help you understand visible condition issues.

Which survey do you need for a new build?

Some buyers assume a new build does not need a survey because it is brand new.

But new properties can still have defects.

Instead of a standard homebuyer survey, some buyers choose a snagging survey for a new build. This is designed to identify defects, unfinished work or problems that the developer may need to fix.

If you are buying a new build, ask what warranties are in place and consider whether a snagging inspection would give you extra reassurance.

What does a house survey usually look at?

The exact scope depends on the type of survey, but a surveyor may look at visible parts of the property such as:

  • roof

  • walls

  • ceilings

  • floors

  • windows

  • doors

  • chimneys

  • gutters

  • drainage

  • damp

  • insulation

  • timber

  • outbuildings

  • grounds

  • signs of movement

  • visible defects

  • urgent repairs

  • areas needing further investigation

A survey does not usually involve opening up walls, lifting fitted carpets, moving heavy furniture or carrying out specialist tests unless specifically agreed.

That is why a survey may recommend further investigations by specialists, such as a roofer, damp specialist, electrician, structural engineer or drainage contractor.

What happens after the survey?

After the survey, you will receive a report.

This may identify issues using a condition rating system, written descriptions, photographs and recommendations.

Once you receive the report, take time to read it properly. Some reports can feel alarming because surveyors are paid to point out defects and risks.

That does not always mean the house is a bad buy.

It means you need to understand what is urgent, what is normal maintenance, what needs further investigation and what may affect your decision.

You may want to:

  • ask the surveyor follow-up questions

  • get quotes for repairs

  • speak to your solicitor about legal points

  • ask the estate agent for more information

  • renegotiate the price if serious issues are found

  • decide whether you are still comfortable proceeding

Can you renegotiate after a survey?

Sometimes, yes.

If a survey identifies significant issues that were not obvious when you made your offer, you may decide to ask for a price reduction, request that repairs are carried out, or ask for more information before continuing.

Whether the seller agrees is another matter.

Some sellers may negotiate. Some may refuse. Some may already have priced the property to reflect its condition.

It helps to be specific and evidence-based. A survey report and repair quotes are usually stronger than a vague concern.

Can a survey delay your move?

A survey can affect your timeline if it raises issues that need further investigation.

For example, you may need time to:

  • speak to the surveyor

  • get repair quotes

  • arrange a specialist inspection

  • ask legal questions

  • renegotiate

  • decide whether to continue

This can feel frustrating, but it is usually better to understand major issues before exchange of contracts than after you have legally committed to the purchase.

How much does a house survey cost?

The cost of a house survey depends on the type of survey, the property value, the property size, the location and the surveyor.

A Level 1 survey is usually cheaper than a Level 2 survey, and a Level 3 survey usually costs more because it is more detailed.

It is worth getting quotes from more than one surveyor and checking exactly what is included; as well as looking at reviews for the surveyors, or getting personal recommendations.

The cheapest option is not always the best choice if the property is older, unusual or has visible issues.

How do you choose the right survey?

To choose the right survey, think about:

  • the age of the property

  • whether it is freehold or leasehold

  • whether it is a house or flat

  • whether it is listed

  • whether it has been extended or altered

  • whether it looks well maintained

  • whether you noticed any cracks, damp or roof issues

  • whether it is built using standard construction

  • whether you plan to renovate

  • how much detail you want before committing

If in doubt, speak to a surveyor before booking. A good surveyor should be able to explain which level is likely to be suitable and why.

Questions to ask before booking a survey

Before booking, you might ask:

  • Which survey level do you recommend for this property?

  • What does the report include?

  • Does it include a valuation?

  • Does it include photographs?

  • Will I be able to ask follow-up questions?

  • How soon can the survey be carried out?

  • How quickly will I receive the report?

  • Will you look at the roof space if accessible?

  • Will you comment on damp or movement?

  • What are the limitations of the inspection?

  • Are you RICS qualified or otherwise appropriately qualified?

Clear questions can help you avoid assuming the survey covers more than it does.

What should you keep track of?

During the survey stage, it helps to keep track of:

  • surveyor contact details

  • survey type booked

  • survey date

  • report due date

  • report received date

  • key findings

  • urgent issues

  • repair recommendations

  • follow-up questions

  • quotes requested

  • questions for your solicitor

  • decisions about renegotiation

  • impact on your moving timeline

Survey information can quickly become overwhelming, especially if the report raises several issues at once.

Article: How to keep track of everything when buying a house

Final thoughts

The right house survey depends on the property you are buying.

A Level 1 survey may be enough for a modern property in good condition. A Level 2 survey is a common choice for conventional properties in reasonable condition. A Level 3 survey may be more suitable for older, unusual, altered or poor-condition properties.

A mortgage valuation is not the same as a survey, and it is usually carried out for the lender rather than for you.

You do not always have to get a survey, but it can help you understand the property before you commit.

Buying a home is a big decision. A survey can give you clearer information, better questions and more confidence about what you are taking on.

Disclaimer: This guide is for general information only and mainly applies to buying property in England and Wales. It does not replace advice from your solicitor, conveyancer, mortgage adviser or estate agent.

How Settli can help

Settli helps you keep the survey stage organised as part of your wider move.

You can use Settli to track when the survey is booked, when the report is due, what questions you need to ask, what repair quotes you are waiting for and whether anything needs to be raised with your solicitor or estate agent.

A survey can bring reassurance, but it can also create new questions.

Settli gives you one calm place to keep those questions, tasks and updates together, so you can make decisions without trying to hold everything in your head.

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