Types Of Surveys

There are three main types of RICS house surveys:

• Level 1: Condition Report – Basic overview of the property’s condition.

• Level 2: HomeBuyer Report – More detailed, includes advice on repairs.

• Level 3: Building Survey – A full structural survey for older or unusual properties.

It depends on the age and condition of the home. For newer homes in good condition, a Level 1 or 2 is usually enough. For older homes or those in poor condition, a Level 3 Building Survey is recommended. Still unsure? Kerr & Watson can help you decide the right fit.

Costs vary based on property value, location, and survey type:

• Level 1: £300 – £900

• Level 2: £400 – £1,000

• Level 3: £630 – £1,500+
  Prices can fluctuate, so it’s worth getting a quote based on your specific property.

A mortgage valuation is for the lender – it simply checks the property is worth the amount you’re borrowing. A house survey, on the other hand, is for you – it checks the condition of the property and highlights any defects or risks.

It’s strongly recommended. A mortgage valuation doesn’t cover structural issues, damp, or needed repairs. A separate house survey helps protect your investment and avoid surprise costs later.

A Level 2 survey includes an inspection of the property’s condition, visible defects, signs of damp, and advice on necessary repairs and maintenance. It may also include a property valuation.

If you’re buying an older property, a home that’s been renovated, or something that looks like it might need work – absolutely. A Level 3 survey is the most thorough and gives you a detailed report on structure, potential repairs, and long-term issues.

Yes, surveyors look for visible signs of damp and electrical problems. While they don’t do in-depth tests, they’ll flag anything that may need further investigation by a specialist.

Yes – if it’s safe and accessible, most surveyors will inspect the loft or roof space as part of Level 2 or 3 surveys. They’ll check insulation, ventilation, and any structural concerns.

Yes. While your mortgage lender may instruct their own valuation, you’re free to choose your own surveyor for an independent report. At Kerr & Watson, we can point you in the direction of trusted local RICS surveyors.

House surveys sometimes highlight issues that could affect a property’s value or mortgageability, including invasive plants like Japanese knotweed. This is something that is typically identified in a survey rather than a basic mortgage valuation.

If your report refers to it, don’t panic, read Mortgage With Japanese Knotweed

Yes, an Energy Performance Certificate (EPC) will usually be reviewed as part of the overall inspection process. While the mortgage valuer focuses primarily on the property’s value for lending purposes, a surveyor looks more broadly at the condition of the property, and that can include checking the EPC and related documentation.

Some surveys include Energy Performance Certificates and other related documentation.

It’s useful to know how much an EPC costs, especially if it isn’t included automatically as part of a full inspection or needs to be updated.

Yes, as part of assessing the property’s overall condition, a surveyor will consider structural elements, visible defects, and external materials. This can include identifying cladding and highlighting any concerns that may affect safety, value, or mortgageability.

A survey may report on cladding issues, which can affect lending decisions — including whether you can get a mortgage on a property with cladding. If cladding is mentioned in your report, it’s important to understand how lenders view it and what steps may be required before proceeding.