A survey is separate from your mortgage valuation, which only confirms the property is worth what you're paying for the lender's purposes. A survey looks at the actual condition of the building, and it's optional — but skipping one means taking on unknown risk, especially with older or unusual properties.

The three common survey levels

Condition Report (Level 1)

The most basic option. It flags obvious problems using a simple traffic-light system, but doesn't include advice or repair cost estimates. Best suited to newer, conventional properties in apparently good condition.

HomeBuyer Report (Level 2)

The most commonly chosen option. It covers visible defects in more detail, includes advice on repairs, and may include a valuation. Suitable for conventional properties in reasonable condition.

Building Survey (Level 3)

The most detailed option, previously known as a structural survey. It gives an in-depth look at the structure and construction, with detailed technical explanations and repair advice. Recommended for older, larger, unusually constructed, or visibly altered properties.

Rule of thumb: the older or more unusual the property, the more thorough the survey should be.

What to do if your survey flags issues

  • Ask the surveyor to clarify how serious each issue is and what it might cost to fix
  • Get quotes from tradespeople for significant items before deciding how to proceed
  • Consider renegotiating the price, or asking the seller to fix specific issues before completion

Do I need a separate damp or timber survey?

Sometimes. If a general survey flags specific concerns like damp, timber decay, or subsidence, a specialist survey focused on that issue can give you a much clearer picture before you commit further.

This guide is for general information only. A qualified surveyor can advise on the right level of survey for your specific property.