A building survey that tells you what condition a property is really in

For buyers, owners, landlords and businesses who need a property inspected, defects diagnosed or repairs specified. Tell us what you need and compare quotes from building surveyors.

Building surveyors inspect existing buildings and advise on their construction, condition and repair. People call one before buying an older or altered property, when damp, cracking or roof leaks appear, before a renovation, at the end of a commercial lease, or to snag a newly built home. A good surveyor looks past the symptom to the cause, whether that’s a blocked gutter, high ground levels against a wall or condensation from poor ventilation. They explain which defects are urgent and which can wait, set out practical repairs and, for bigger jobs, write a schedule of works for contractors to quote against, then oversee the repairs on site.

How a professional can help

• Surveys before you buy: A detailed inspection of a house or flat you’re buying, reporting on its condition, defects, past alterations and repairs to plan for, in plain language you can discuss with the seller.
• Diagnosing damp, cracks and leaks: Investigating a specific problem, such as damp patches, mould, cracking or a leaking roof, and recommending a repair that deals with the cause rather than the symptom.
• Condition surveys for owners and landlords: Recording the condition of a home, block of flats or commercial building, and putting repairs in order of priority as a planned maintenance programme.
• Schedules of works: Writing a clear description of the repairs or renovation needed, so builders quote on the same basis and you can compare their prices properly.
• Dilapidations for commercial leases: Preparing or responding to a schedule of dilapidations at the end of a lease, setting out the repairs and reinstatement a tenant is responsible for under its terms.
• Snagging new homes: Inspecting a newly built or converted home before or soon after completion, and listing defects for the developer to put right.

Is this right for you?

• You’re buying an older, larger or altered property and want more than a basic mortgage valuation.
• You have damp, mould, cracking or a roof leak and want to know what’s causing it before paying for repairs.
• You’re about to renovate and need repairs specified so builders can price them fairly.
• You’re a landlord or tenant dealing with repair obligations at the end of a commercial lease.
• You’ve bought a new-build home and want a thorough list of defects to send to the developer.

How the project usually runs

• Decide what’s needed: The surveyor talks through why you need the inspection, recommends the type of survey or report, confirms which parts of the building it covers and notes any concerns to focus on.
• Inspection: The surveyor inspects the property, using tools such as moisture meters, ladders, binoculars and sometimes a drone or small camera, and notes anything they couldn’t reach.
• Further investigation: Where needed, they recommend specialist checks, such as a structural engineer for significant movement, a drainage camera survey for suspected leaks, or electrical and gas tests.
• Report and advice: You receive a written report explaining the building’s condition, the defects found, their likely causes and which repairs are urgent, with the chance to ask questions.
• Repairs and oversight: If you go ahead with repairs, the surveyor can prepare a schedule of works, help you compare builders’ quotes and inspect the work as it progresses.

What affects the cost

• The type of survey or report, from a focused defect inspection to a full condition survey.
• The size, age and construction of the building, and how many parts of it need inspecting.
• Access to roofs, lofts, under-floor voids and outbuildings, and whether equipment such as a drone is needed.
• Whether the report includes repair recommendations, a schedule of works or cost guidance.
• For commercial property, the lease terms and how many parties are involved in a dilapidations claim.
• Whether you want the surveyor to stay involved while repairs are carried out.

Surveys, repairs and consents

• In Scotland, sellers of most homes must provide a Home Report, which includes a survey; buyers can still commission their own.
• Some repairs, such as re-roofing, replacing windows or rebuilding walls, can need Building Regulations approval or a registered installer’s certificate, and the rules differ between the UK nations.
• Repairs to a listed building that could affect its character, including changes of material or method, may need listed building consent, so talk to the council’s conservation officer before work starts.
• Surveyors flag alterations that look like they needed approval, but your solicitor confirms whether the consents and certificates exist.

Questions people ask

What’s the difference between a Level 2 and a Level 3 survey?

Under the RICS Home Survey Standard, a Level 2 survey suits conventional homes in reasonable condition and reports on visible defects. A Level 3 survey is more detailed and suits older, larger, unusual or much-altered properties, explaining the likely causes of defects and how to repair them. Your surveyor can recommend which suits the property.

Is a mortgage valuation the same as a survey?

No. A mortgage valuation is for the lender, to confirm the property is suitable security for the loan. It’s usually brief and won’t tell you about defects in any detail. A survey is commissioned by you and reports on the building’s condition for your benefit.

Can a building surveyor tell me what’s causing damp?

Yes, it’s a core part of their work. They look at the pattern of damp, the wall construction, outside ground levels, gutters, ventilation and how the home is used. Many damp problems come from leaks, bridged walls or condensation rather than rising damp, and the right repair depends on finding the real cause.

When should I get a snagging survey?

Ideally before you complete on a new-build home, or soon after moving in. The surveyor lists defects, from poor finishes and badly fitted doors to missing sealant and drainage problems, so you can ask the developer to put them right under your purchase contract or new-home warranty.

What is a schedule of dilapidations?

It’s a list of repairs and reinstatement work a commercial tenant is said to owe the landlord under the lease, usually served near or at the end of the term. Surveyors prepare schedules for landlords, respond to them for tenants, and help both sides negotiate a settlement.

Will the surveyor lift floorboards or move furniture?

Usually not. Most surveys are non-invasive, so the surveyor won’t lift fitted carpets or floorboards or move heavy furniture, and the report will say what they couldn’t see. If they suspect a hidden problem, they’ll recommend further investigation, which needs the owner’s permission.

Available across the UK

Professionals cover the whole of the UK: England, Scotland, Wales and Northern Ireland. Planning and Building Regulations differ between the four nations, and your professional will work to the rules that apply where your property is.

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