Who Organises a Survey When Buying a House?

Introduction to Home Surveys

A house survey is a key part of the buying process and provides buyers with an independent evaluation of the property’s condition before proceeding with a property purchase. It helps to identify structural problems, assess the level of ongoing maintenance required, and prevent the risk of costly repairs later on.

There are different types of home surveys, from the most basic survey to highly detailed options like the full structural survey. A well-conducted property survey can offer peace of mind, support price negotiations, and even guide you in future maintenance planning.

Understanding who organises a survey when buying a house, what types of surveys exist, and what to expect from the survey report is necessary to make an informed decision when buying a house.

Who Organises the Survey When Buying a House?

In most cases, it is the buyer’s responsibility to arrange the property survey once their offer is accepted. The estate agent may recommend a local surveyor or firm, but the buyer is under no obligation to use their suggestion.

When buying a house, the property surveyor should be a member of a professional body, such as the Royal Institution of Chartered Surveyors (RICS), which ensures that the surveyor follows professional standards and holds appropriate professional indemnity insurance.

It is essential to note that a mortgage valuation survey, organized by the mortgage lender, differs from a comprehensive house survey. The valuation report simply confirms the market value of the property to protect the lender, whereas a full homebuyers survey or building survey is for the buyer’s benefit and provides a much more comprehensive report.

Types of House Surveys

The Royal Institution of Chartered Surveyors (RICS) categorises house surveys into three primary types:

1. Condition Report (Level 1)

The most basic survey, suitable for relatively new homes in good condition.
Provides a summary of the condition of the property, using the RICS traffic light system to flag issues.
No valuation or detailed advice is included.

2. RICS HomeBuyer Report (Level 2)

Previously called the Homebuyers Report, this is suitable for conventional homes in reasonable condition.
Includes a market valuation and highlights major repairs, structural problems, and further investigations required.
Commonly includes advice on ongoing maintenance and may include a mortgage valuation.

3. Building Survey (Level 3)

Also referred to as a structural survey or RICS Building Survey, this is the most detailed survey available.
Recommended for older or unusual buildings, or if you have particular concerns about the property’s structure.
Provides an in-depth look at the common building materials, structural integrity, and estimated repair costs.
Essential for a rundown property or one with visible defects.

Role of the Estate Agent

A reputable estate agent plays an important part in supporting buyers through the house buying process, but they do not organise the home survey themselves. Some may suggest a professional surveyor they trust, but buyers should still compare options and check qualifications.

Buyers are advised to select a chartered surveyor independently who is experienced with residential property, familiar with the local market, and able to provide a tailored service. Choosing the right surveyor can influence the accuracy and usefulness of the house survey report.

House Survey Cost

The house survey cost varies based on:

Property size and location
Type of survey required
Level of detail involved

Typical costs are as follows:

Survey Type	Typical Cost Range
Condition Report	£300–£500
HomeBuyer Report	£400–£950
Building Survey	£700–£1,500+

Although it may seem like an added expense, a proper home survey is a valuable investment that could help secure a fair price and prevent thousands in unexpected repairs.

Understanding the Survey Report

The survey report will summarise the property’s condition, outline any areas of concern, and suggest whether further investigation is needed. Depending on the type of survey selected, it may also provide a market valuation and recommendations for future repairs and maintenance.

Buyers should read the house survey report carefully and speak to the property surveyor if anything is unclear. This will help when considering whether to renegotiate the purchase price, proceed with the property purchase, or walk away.

Not All Surveys Are Equal

While survey types are standardised, the quality of the homebuyers survey or building survey depends heavily on the surveyor’s expertise. Not all surveys are created equal. A red flag is when a surveyor over-relies on a damp meter or fails to access certain areas of the home. In such cases, the survey report may include generic caveats or recommendations for further investigation, often to cover the surveyor’s liability.

Every property has its quirks; minor issues are common and not necessarily deal-breakers. With technology evolving, some chartered surveyors now use drones to inspect roofs and chimneys, offering better insights into structural integrity.

As the property owner, ensure that full access is granted during the visual inspection. Attics, cellars, and outbuildings should all be made accessible to avoid incomplete findings.

Survey Process and What to Expect

Here’s how the survey process generally unfolds:

Buyer instructs a professional surveyor
The surveyor arranges a convenient date for a visual inspection
The inspection is carried out on-site
The surveyor compiles the findings into a detailed report
Buyer reviews and discusses the report before proceeding

Timeframes vary. A basic survey may take just a few hours, while a full structural survey can take several days to complete and deliver.

Negotiating with the Seller

If the survey highlights structural problems or serious defects, buyers have a solid basis for negotiation. Options may include:

Requesting a reduced purchase price
Asking the seller to complete repairs before exchange
Withdrawing from the sale if the risks are too high

Negotiation based on a home survey report is common, especially in cases where a fair market value was agreed without full knowledge of the property’s condition.

Finding a Reliable Surveyor

When searching for a surveyor:

Ensure they are a member of the Institution of Chartered Surveyors (RICS)
Confirm they have experience in the local property market
Check for appropriate professional indemnity insurance
Read reviews and compare survey fees

A professional surveyor offers more than just a tick-box inspection; they provide critical insight into your future home.

Home Report in Scotland

In Scotland, a Home Report is legally required for almost all residential property sales. It includes:

A single survey (a form of property survey)
A valuation report
An Energy Performance Certificate (EPC)

Prepared by a chartered surveyor, the Home Report must be available before the property is marketed. It gives buyers in Scotland a reliable snapshot of the condition of the property and supports informed decision-making.

Don’t Skip the Survey

Organising a survey is an important step in the buying process. It protects your investment, supports fair pricing, and reduces the chances of being caught off-guard by expensive repairs.

From the basic Condition Report to the in-depth RICS Building Survey, there is a survey type to suit every buyer’s needs and budget. Always remember: while the mortgage lender arranges a mortgage valuation, the proper house survey is up to you.

At Home Sale Hub, we help buyers and sellers go through the process smoothly. Whether you’re looking for advice on buying a house or want to avoid common pitfalls, we’re here to guide you every step of the way.

Thinking of buying your next home? Get in touch with Home Sale Hub for expert advice on your purchase journey.