When buying a property, a chartered surveyor's building survey is your most important protection against hidden defects and costly repairs. Our panel of CIOB, RPSA and/or RICS qualified building surveyors explains everything you need to know about building surveys, helping you choose the right survey and understand what to expect.
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Key Takeaways
- CIOB, RPSA and/or RICS building surveys are your best protection against hidden property defects that could cost thousands in repairs
- Level 2 surveys suit modern properties in good condition; Level 3 surveys are essential for older, unusual, or poor condition properties
- Building surveys cost £400-£1,500 but can save you tens of thousands by identifying problems before purchase
- CIOB, RPSA and/or RICS chartered surveyors use professional equipment like thermal imaging and moisture meters to detect hidden issues
- Survey reports typically arrive within 5-7 days and include prioritized repair recommendations with cost guidance
- You can use survey findings to renegotiate the purchase price or request repairs before completion
What is a Building Survey?
A building survey is a comprehensive inspection of a property's condition conducted by a chartered surveyor. Unlike basic valuations, building surveys examine structure, fabric, services, and overall condition in detail. Our panel of CIOB, RPSA and/or RICS building surveyors identify defects, structural issues, dampness, and provide expert repair recommendations.
For homebuyers, building surveys from qualified surveyors are essential protection. Many property problems aren't visible during viewings - subsidence, damp penetration, structural movement, timber decay, and defective services often hide beneath the surface. The panel of chartered building surveyors use professional equipment and decades of experience to uncover issues that could cost thousands in unexpected repairs.
CIOB, RPSA and/or RICS Survey Levels Explained
The Royal Institution of Chartered Surveyors (RICS) defines three building survey levels. Understanding these helps you choose the right surveying service for your property purchase.
Level 1: CIOB, RPSA and/or RICS Condition Report
The most basic CIOB, RPSA and/or RICS survey providing a simple traffic-light condition assessment. Suitable only for new builds or very modern properties in excellent condition. Our panel of chartered surveyors rarely recommend Level 1 surveys as they provide limited protection.
Level 2: CIOB, RPSA and/or RICS Home Survey (HomeBuyer Report)
Formerly called the HomeBuyer Report, the Level 2 survey suits conventional properties in reasonable condition. Our panel of building surveyors conduct visual inspections of accessible areas, identifying urgent defects and potential problems. The traffic-light rating system (red, amber, green) makes findings easy to understand.
Level 2 surveys include:
- Visual inspection by CIOB, RPSA and/or RICS chartered surveyor
- Condition assessment of main building elements
- Identification of urgent defects
- Clear traffic-light ratings
- Advice on repairs and maintenance
- Optional market valuation
The panel of qualified surveyors recommend Level 2 surveys for standard houses and flats built from the 1950s onwards that appear in reasonable condition.
Level 3: CIOB, RPSA and/or RICS Building Survey
The most comprehensive survey from chartered building surveyors. Suitable for older properties, those in poor condition, unusual construction, listed buildings, or when planning renovations. Our panel of CIOB, RPSA and/or RICS qualified team conducts extensive inspections providing detailed defect analysis.
Level 3 surveys include:
- Extensive inspection of all accessible areas
- Detailed construction and materials description
- Comprehensive defect analysis with causes
- Prioritised repair recommendations
- Cost guidance for required works
- Ongoing maintenance advice
- Options for further specialist investigations
Building surveyors recommend Level 3 surveys for properties built before 1950, listed buildings, significant alterations, poor condition properties, or when planning major works.
What Do Building Surveys Cover?
The panel of chartered building surveyors examine every accessible part of your property during building surveys. Understanding what's inspected helps you appreciate the value the panel of CIOB, RPSA and/or RICS qualified team provides.
Foundations: The CIOB, RPSA and/or RICS building surveyors inspect visible foundation elements, looking for signs of movement, settlement, or subsidence. While foundations are mostly underground, they examine external ground levels, drainage, and internal floor conditions for indicators of foundation problems.
Walls: Surveyors assess external and internal wall structures for vertical and horizontal cracking, bulging, leaning, or other signs of structural movement. Chartered surveyors understand different construction types - solid brick, cavity walls, timber frame, and concrete - identifying issues specific to each.
Roof Structure: Accessing loft spaces where safe, the building surveyors examine roof timbers, purlins, rafters, and ridge beams. They look for sagging, deflection, rot, insect damage, and inadequate support. Original roof structures often require reinforcement for modern standards.
Floor Construction: From below or above, surveyors assess floor structures including joists, beams, and support. Deflection, bounce, rot in timber floors, and cracking in concrete floors all indicate problems the panel of qualified surveyors identify and explain.
Damp Detection Equipment: Our panel of chartered building surveyors use electronic moisture meters, thermal imaging cameras, and visual indicators to identify damp problems. These tools detect moisture invisible to the naked eye.
Rising Damp: Surveyors identify characteristic tide marks, salt deposits, and moisture patterns indicating rising damp. CIOB, RPSA and/or RICS qualified surveyors distinguish genuine rising damp from other moisture sources - important as treatments differ significantly.
Penetrating Damp: Water entering through walls, roofs, or windows shows as localized damp patches. Our building surveyors trace sources and recommend remedial works.
Condensation: Modern buildings often suffer condensation from inadequate ventilation. Our panel of chartered surveyors identify condensation-related mould and recommend ventilation improvements.
Timber Defects: We examine floor joists, roof timbers, and structural timbers for wet rot, dry rot, and insect infestation. These issues cause serious structural problems if untreated - our panel of qualified surveyors provide detailed analysis and cost guidance.
Building Survey Costs
Building survey costs from our panel of chartered surveyors vary based on property factors. Understanding pricing helps you budget appropriately for this essential investment.
Level 2 HomeBuyer Survey: £400-£800 for standard properties. Larger homes or unusual locations cost more. Our panel of qualified surveyors provide transparent quotes.
Level 3 Building Survey: £600-£1,500 for most properties. Listed buildings, poor condition properties, or those over 5,000 sq ft may cost more. The investment in comprehensive surveys from our panel of CIOB, RPSA and/or RICS building surveyors often saves thousands by identifying problems before purchase.
Factors affecting survey costs:
- Property size and complexity
- Property age and condition
- Location and accessibility
- Survey level chosen
- Additional valuation services
- Urgency of report required
Our panel of chartered building surveyors believe professional surveys represent excellent value. The cost is tiny compared to property purchase prices and the potential repair costs surveys uncover. Call 0204 579 8270 for a free quote on your building survey.
Choosing Your Building Survey Level
Our panel of qualified surveyors help homebuyers choose appropriate survey levels. This decision significantly affects your purchase protection.
Choose Level 2 surveys for:
- Properties built after 1950
- Standard construction types
- Properties in reasonable condition
- Straightforward purchases
Choose Level 3 surveys for:
- Properties built before 1950
- Listed buildings
- Properties in poor condition
- Unusual construction types
- Significant previous alterations
- Properties you plan to renovate
- When maximum protection is wanted
If uncertain, our chartered building surveyors always recommend Level 3 surveys. The additional cost provides significantly more protection and information. Better to spend £500 extra on comprehensive surveys than discover £50,000 of repairs after purchase.
Level 2 vs Level 3: Complete Comparison
| Feature | Level 2 (HomeBuyer) | Level 3 (Building Survey) |
|---|---|---|
| Inspection Type | Visual inspection of accessible areas | Extensive inspection including more intrusive investigation |
| Report Format | Standardized with traffic-light ratings (Red/Amber/Green) | Detailed descriptive report with comprehensive analysis |
| Defect Detail | Brief descriptions of main defects | Detailed analysis including causes and implications |
| Repair Advice | Basic repair recommendations | Comprehensive repair specifications and cost guidance |
| Typical Cost | £400-£800 | £600-£1,500 |
| Duration On-Site | 2-3 hours | 3-5 hours |
| Report Length | 15-25 pages | 30-60 pages |
| Best For | Post-1950s conventional properties in reasonable condition | Pre-1950s, unusual construction, poor condition, listed buildings |
| Renovation Planning | Limited guidance | Comprehensive advice for planning major works |
| Hidden Defect Detection | Visual assessment only | More thorough with additional investigation where concerns arise |
Expert Tip
Our panel of CIOB, RPSA and/or RICS chartered surveyors recommend Level 3 surveys for any property purchase where you have concerns about condition, plan renovations, or want maximum information before committing hundreds of thousands of pounds. The additional cost provides significantly greater protection.
The Building Survey Process
Understanding what happens during building surveys helps you prepare and know what to expect from our panel of chartered surveyors.
1. Initial Booking
Contact our panel of qualified surveyors on 0204 579 8270 with property details. We provide quotes and available inspection dates. Most building surveys are booked 3-7 days before inspection.
2. Pre-Inspection Preparation
Our CIOB, RPSA and/or RICS building surveyors review property information, historical data, and access arrangements. Ensure the property is accessible - our panel of chartered surveyors need access to all areas including lofts and outbuildings.
3. The Inspection
Our building surveyors spend 2-4 hours on-site (longer for large or complex properties). We examine all accessible areas using professional equipment including moisture meters, thermal cameras, and endoscopes.
You're welcome to attend, though our panel of qualified surveyors concentrate on technical inspection. Detailed discussions are better after receiving reports.
4. Report Preparation
Our panel of chartered building surveyors prepare comprehensive reports detailing all findings. Level 2 reports use traffic-light ratings; Level 3 reports provide detailed descriptions and analysis.
5. Report Delivery
Building survey reports are delivered within 5-7 working days. Urgent reports are available when needed. Our CIOB, RPSA and/or RICS qualified surveyors are then available to discuss findings and answer questions.
Understanding Your Survey Report
Survey reports from our chartered building surveyors contain important information. Understanding these documents helps you make informed decisions.
Report Structure
Our building surveyors organize reports logically: executive summary highlighting key issues, detailed element-by-element assessments, repair recommendations with urgency ratings, cost guidance, and ongoing maintenance advice.
Priority Ratings
Our panel of qualified surveyors prioritize repairs:
- Priority 1 (Red): Urgent repairs needed immediately or before purchase
- Priority 2 (Amber): Repairs needed soon to prevent deterioration
- Priority 3 (Green): Ongoing maintenance to keep property in good condition
Using Survey Findings
Our panel of chartered building surveyors' reports help you:
- Negotiate reduced purchase prices
- Request sellers undertake repairs before completion
- Budget for post-purchase repairs
- Decide whether to proceed with purchase
- Plan future maintenance
Many clients successfully negotiate £5,000-£20,000 reductions based on our building surveyors' findings. The survey investment pays for itself many times over.
After Your Building Survey
Receiving your survey report is just the beginning. Our panel of qualified surveyors support you throughout the purchase process.
Discussing Findings
Contact our chartered building surveyors to discuss any concerns. We explain technical issues in plain English and help you understand implications and repair options.
Negotiation Support
Our building surveyors can provide additional documentation supporting price negotiations. We liaise with your solicitor and estate agent as needed.
Further Investigations
Sometimes our panel of CIOB, RPSA and/or RICS qualified team recommends specialist surveys - structural engineers, damp specialists, electrical surveys, or drainage surveys. We coordinate these investigations and interpret findings.
Post-Purchase Support
After purchase, our chartered building surveyors remain available for advice on implementing repair recommendations and ongoing property maintenance.
Common Building Survey Findings
Our panel of qualified surveyors regularly identify these issues during building surveys. Understanding common problems helps you recognize their significance in survey reports.
Damp Issues
Rising damp, penetrating damp, and condensation problems affect many properties. Our building surveyors use moisture meters identifying damp sources and recommending remedial works.
Structural Movement
Cracking, subsidence, and settlement concerns arise frequently. Our panel of chartered surveyors assess whether movement is historic, ongoing, or progressive - crucial for determining repair urgency and costs.
Roof Defects
Missing tiles, deteriorated flashings, and structural roof problems are common. Our CIOB, RPSA and/or RICS building surveyors assess whether repairs or replacement is needed.
Timber Defects
Rot (wet and dry) and insect infestation damage timber. Our panel of qualified surveyors identify affected areas and recommend treatment or replacement.
Electrical Issues
Outdated wiring, insufficient earthing, and dangerous installations require attention. Our building surveyors recommend electrical surveys when concerns arise.
Why Choose CIOB, RPSA and/or RICS Chartered Building Surveyors?
Not all surveyors are chartered surveyors. Understanding the difference is crucial when selecting who to trust with your property purchase protection.
Professional Qualifications
Our panel of chartered building surveyors hold MCIOB, RPSA and/or RICS or FCIOB, RPSA and/or RICS qualifications, confirming they've completed CIOB, RPSA and/or RICS accredited degrees, passed rigorous assessments of professional competence (APC), and maintain continued professional development (CPD).
Professional Standards
CIOB, RPSA and/or RICS chartered surveyors are regulated by strict professional standards. We must maintain professional indemnity insurance and can be disciplined for poor practice. This regulation protects you.
Expertise and Experience
Our panel of qualified surveyors have conducted thousands of building surveys across all property types. This experience allows us to identify issues that less experienced surveyors miss.
Comprehensive Reports
Our building surveyors produce detailed, clear reports explaining findings, implications, and recommendations. We avoid jargon and provide practical advice you can act upon.
Frequently Asked Questions
Yes! We welcome clients attending inspections by our chartered building surveyors. Being present lets you see what we find and ask questions. However, detailed discussions are better after receiving reports when our panel of qualified surveyors can fully explain all findings.
Our CIOB, RPSA and/or RICS building surveyors inspect all accessible areas. However, we can't see inside walls, under floors (unless accessible), or move furniture. Non-invasive surveys have limitations - sometimes further specialist investigations are needed for suspected problems.
Building survey reports from our panel of chartered surveyors reflect property condition at inspection date. They remain valid for about 3 months. Property conditions can change - if significant delays occur, our panel of qualified surveyors may recommend re-inspection.
Absolutely! Our building surveyors find defects in 90%+ of new builds. Builders' warranties have limitations. Snagging surveys by our panel of CIOB, RPSA and/or RICS chartered team identify problems while builders are still on-site and responsible for corrections.
Book Your Building Survey Today
Don't risk buying property without professional protection from our panel of CIOB, RPSA and/or RICS chartered building surveyors. Whether you need Level 2 HomeBuyer surveys or comprehensive Level 3 building surveys, our panel of qualified surveyors across London, Birmingham, Manchester, and Bristol deliver expert assessments protecting your property investment.
Contact Survey Merchant UK today for free quotes and expert advice from the chartered building surveyors. Call 0204 579 8270 or visit our contact page to book your building survey.
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Get expert building survey advice from CIOB, RPSA and/or RICS qualified professionals. Our experienced team helps homebuyers across London, Birmingham, Manchester, and Bristol choose the right surveys and understand property condition before purchase.