What to Expect from a Home Survey: A First-Time Buyer’s Guide
- Richard Clayson
- Oct 16
- 5 min read
If you are buying a property and haven’t had a survey before, it is natural to wonder whether you really need one. A homebuyer’s survey (now known as a Level 2 Home Survey) is one of the most common types of home survey and is designed to give you a clear picture of the condition of the home before you commit to the purchase.
A survey is not the same as a mortgage valuation. A valuation is for the lender’s benefit and doesn’t contain any details about defects, condition or repairs. A house survey is carried out for you, as the buyer, so you understand exactly what you’re taking on.
This guide explains what to expect at each stage, before, during and after the survey, and how the findings can help you to make informed decisions.
What is a House Survey?
A survey is a visual inspection of a property’s condition. Survey standards are set by The Royal Institute of Chartered Surveyors (RICS), ensuring that surveyors follow the guidelines and best practices necessary to provide a reliable and high quality service for their clients.
A Level 2 Home Survey (previously called a homebuyers’ survey) is most commonly used for houses, flats and bungalows that have been constructed more recently. It could be suggested that any property built after 1980 is of an appropriate age for a level 2 report.
If a home is older, has been significantly altered, or you already know there are structural or other concerns, then the more comprehensive Level 3 Home Survey (previously known as a building survey) may be recommended instead.
The key purpose of any survey is to identify visible issues that could affect the property’s value, safety or future maintenance needs. It offers reassurance and helps you avoid costly surprises after moving in.
A level 2 report can also include a valuation and a reinstatement cost for building insurance purposes. However, it should be noted that this is not a mortgage valuation, rather the surveyors opinion on what the property is worth. A valuation or reinstatement cost can also be added as an extra to a level 3 survey report.
Why and When Do You Need a Survey?
A property survey is important no matter how old the home is. Even newly built properties can have defects, unfinished work or issues that aren’t obviously noticeable during viewings. A survey helps you:
Understand the construction and condition of the property before you legally commit
Avoid unexpected repair costs after completion
Gain peace of mind about what you are buying
Decide whether to renegotiate the purchase price if major issues are discovered
Plan future maintenance and improvements with confidence
The best time to book a house survey is after your offer has been accepted but before exchanging contracts. This gives you time to receive the report, ask questions and decide on next steps before making the final commitment. Surveyors are often booked in advance, so it is worth arranging your survey early in the conveyancing stage.
What Happens During the Survey?
As the buyer, you won’t need to do much to prepare as the surveyor will usually arrange access to the house through the estate agent or seller.
On the day, the surveyor carries out a non-invasive visual inspection of all safe and accessible areas of the property. This includes lofts, basements and outbuildings, such as garages, summer houses and sheds.
For a Level 2 homebuyers’ survey the elements inspected include:
Main walls, roof coverings, chimneys and all visible elements
Windows, doors and joinery
Ceilings, floors and internal walls
Signs of damp, subsidence, timber decay or ventilation issues
Visible plumbing, heating and electrical fittings
External elements such as gutters and drainage (including accessible underground systems)
Garden areas and outbuildings (where applicable)
A Level 3 Home Survey report includes all of the above but in greater depth. There is a lot more detail relating to the type and nature of necessary repairs and maintenance in a level 3 report, plus estimated costs for any items that are urgent. If these are significant, they can be used to renegotiate the agreed price.
A house survey is non-destructive, meaning no intrusive testing or opening up of structures occurs unless agreed beforehand. The assessment usually takes a few hours, depending on the size and complexity of the home. The surveyor will use their experience to spot potential risks and flag areas that may need monitoring, repair or further investigation.
What Happens After the Survey?
Once the inspection is complete, the surveyor compiles a written report. For a Level 2 Home Survey, the report typically explains:
The condition of different parts of the property
Any defects or potential problems
Areas that may need repair, further investigation or maintenance
Risks to the building’s structure or safety
Legal issues to check through with your solicitor
Chartered Surveyor Richard Clayson uses a traffic light system in his reports. The colour coded ratings make it easy to see priorities at a glance. The report is further enhanced by including photos to illustrate key findings.
An experienced surveyor like Richard will be open to follow-up questions, if you need any clarification, once you’ve read the report.
What Do You Do With the Results?
Your next steps will depend on the desired outcome. Some homebuyers feel reassured and continue with their property purchase as planned. Others use the findings to renegotiate the price or request that certain repairs are addressed before exchange.
You might also use the report for future maintenance plans or to budget for home improvements. Even if no major issues are found, a survey gives you confidence and a clear starting point when owning the property.
If something serious is highlighted, your surveyor can often recommend whether further specialist advice is needed. The goal is not to put you off buying, but to help you understand the condition of the home before you commit.
Booking Your Survey
A professional survey gives you clarity, reassurance and control over your house purchase. For most homebuyers, especially those purchasing for the first time, a homebuyers survey is a straightforward way to protect your investment and avoid unexpected costs.
If you're in Sussex, Surrey, East Hampshire or South West London and need a qualified, approachable surveyor, Richard Clayson Ltd. provides independent Level 2 and Level 3 property surveys with clear, practical reporting.
Ready To Arrange a Survey or Ask a Question?
Get in touch with Richard to book your house survey and take the next step with confidence.