You've got questions about property surveys, and you need straight answers. We've gathered the most common questions our buyers ask and worked with the experts at Arnold & Baldwin chartered surveyors to get you clear, helpful answers. Let's dive in.
Do I actually need a survey?
Let's clear something up straight away - you aren’t legally required to have a survey when buying a property in England. It's entirely your choice. If you are mortgaging the property, the bank will have done their own valuation, which sometimes includes a property visit – but this is not at all the same thing as a survey.
If you plan to book a survey so you can proceed in buying your home with confidence, just let us know early on. This helps keep things moving smoothly once you've had your offer accepted.
House survey vs mortgage survey: What's the difference?
These terms both come up in a property purchase, so it can be a bit confusing. Here's the simple version:
• House survey: This is the survey you arrange, for your benefit. The surveyor will inspect the property and tell you what shape it's in before you buy it. Like an MOT on a car, they will provide you with advice on future maintenance and help you understand how to make changes.
• Mortgage survey: This is not a survey. It is a valuation for the benefit of the bank or building society (whoever is lending on your mortgage) to assess what the property is worth and whether they want to lend on it. The lender will arrange an in-person visit if needed.
What are the different types of surveys?
See Arnold & Baldwin’s handy flowchart: Which building survey is right for me?
Arnold & Baldwin, the chartered surveyors we frequently recommend, can tell you that. ‘What type of survey do I need when buying a house?’ is a question they hear all the time. In the chart below, they’ll explain what the different surveys are, which you should be using and how much a survey costs in 2025.
| Survey type | Also called | Best for | What you get | Cost guide | Timeframe |
|---|---|---|---|---|---|
| RICS Condition Report | RICS Home Survey Level 1 | New-ish homes in good nick | Any visible defects and urgent issues.
A summary for your legal advisors raising any issues noted on site, as your lawyer likely won't visit the property. |
£300-£900 | ~1 week, 1-2 hours at the property |
| RICS Homebuyer Report | RICS Home Survey Level 2 – RPSA Home Condition Survey | Most regular homes | A detailed inspection covering all aspects, including a helpful list of works required to submit to tradespeople and a summary for your legal advisors. | £400-£1,000 | ~1 week, 3-5 hours at the property |
| RICS Building Survey | RICS Home Survey Level 3 - RPSA Building Survey - Full Structural Survey | Older or unique property designs, poor conditions | The full works - every nook and cranny inspected to record the construction and any defects. | £600-£1,500 | ~2 weeks, 6-8 hours at the property |
| Specialist Survey | Specific concerns (damp, timber, roofing etc.) | Typically happens if a survey reveals a need for further inspection | £150-£1,000 (varies depending on survey requirements) | Varies | |
| Snagging Survey | Completed or nearly completed new-build home | Check everything's finished correctly and provide a photographic list of items for the developer to finalise | £300-£1,000 | ~1 week, 2-6 hours at the property |
Most People Go For: RICS Homebuyer Report
The Homebuyer Report is the most popular choice, and for good reason. It gives you a really good look at what you're buying without breaking the bank. The surveyor will look at the following, flag any urgent issues and help you tell a tradesperson what needs quoting on:
• The property’s history and location
• Damp-proofing – this is where the moisture meter comes in
• Drainage – just the visual bits
• • Main walls, roof, chimneys, windows, doors (everything which is visible)
• Utilities inspection
• Fences, walls and boundaries
Just so you know - they won’t pull up carpets and floorboards, or move items of furniture around. That's Level 3 territory.
When should I book a survey?
Honestly, as soon as you can. Pop it into your offer as a condition so the seller can review your complete offer against their timeline. If your offer is accepted, get your survey booked in right away.
Surveys can take a few weeks to complete, depending on which type you go for and how busy your surveyor is. Remember - keeping things moving is absolutely crucial to a smooth purchase.
What if the survey finds problems?
Here's the thing: almost every survey conducted by a qualified surveyor whose good at their job is going to find something. Houses are a bit like people - they all have their quirks and none of them are perfect. So, if your survey does flag up issues, don't worry.
There are usually three ways forward:
1. Ask the seller to fix things before you buy.
2. Negotiate the price to cover the cost of repairs.
3. Accept the issues to keep your timeline, and plan to sort them yourself.
Whatever comes up, we'll be here to help you work through it. We've seen it all before, and we're excellent at finding solutions that work for everyone. That’s how we get it done.
Let’s get started
If you want to book a survey, we recommend Arnold & Baldwin. If you're ready to put in your offer, hop onto your My Foxtons account.
Source: This article has been reviewed and edited by Arnold & Baldwin property surveyors, who regularly provide expert insight for our buyers and vendors. Arnold & Baldwin are regulated by the Royal Institution of Chartered Surveyors (RICS), and we cannot influence their surveys. They give the honest third-party information that you can use to make decisions, avoid surprises and have confidence in your offer or asking price.
