Buying a house House surveys explained
When buying a house or flat, it's important that you get a house survey done once your offer has been accepted. Here, we explain house survey costs, the differences between a HomeBuyer's Report, building survey and condition report, and what the best option might be for the home you're buying.
House surveys will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the seller to fix the problems before you move in.
Types of house survey
There are three main types of survey: a condition report, a HomeBuyer's Report (formerly known as the HomeBuyer's Survey) and a building survey. There are no hard and fast rules about which type of survey you should get, it will mostly depend on how much detail you want and the age of the property you're buying.
The most popular type of survey is the HomeBuyer's report, but you may decide a different one would be better for your situation.
|Different types of house survey|
|Survey type||What does it include?||When is it suitable?|
A condition report is useful for a modern house in good condition.
It will provide you with reassurance if you just want to double-check everything is ok.
A HomeBuyer's report is suitable for most modern properties as well as older properties, provided they're in a reasonable condition.
It's a good option if you have some concerns about a property.
Buildings surveys are particularly useful if you're buying an older or unusual property, or one that's in a poor condition.
If you're planning to do significant work or have major concerns about a property you should get this kind of survey done.
House survey costs
How much a property survey will cost will vary a lot depending on the location, size and type of your property. Different surveyors will also charge varying amounts, so make sure you get several quotes before choosing who to use.
The figures below should give you a rough idea of what to expect to pay for a HomeBuyer's Report and building survey. Condition reports cost around £150 to £300.
|Estimated survey costs|
Value of property
|Up to £99,000||£100,000 - £249,000||£250,000 - £350,000||£401,000 - £450,000||£501,000+|
Do I really need a survey?
At a time when you’re already spending a lot of money, a survey can seem like a big expense. However, it’s far better to be aware of any issues before you buy a house so that you can make an informed decision about how much you’re willing to pay for it and, if necessary, budget for any repair work that will need doing.
You may also be able to use the information in the survey to negotiate with the vendor. For example if your survey finds that you will need to undertake repairs costing £10,000 you could ask for £10,000 off the price, or alternatively ask them to make the necessary repairs before you move in.
New-build snagging survey
The exception to this rule is if you are buying a new-build property, when an ordinary survey shouldn't be necessary. However you may decide to get a new-build snagging survey done on the property.
This is a specialist survey for new homes that will pick up mistakes such as plumbing the hot to the cold tap or poorly finished paintwork. Your independent inspector will also be able to arrange for the developer to sort out any defects found.
A mortgage valuation is not the same as a full survey
It’s easy to get confused between the lender’s mortgage valuation survey and a survey that is done for you. You will have to pay for a valuation report in order to secure a mortgage offer but this is entirely for the lender’s benefit.
The mortgage valuation merely confirms to the lender that the property is worth at least what it is lending you – it is not its responsibility to point out any repairs that need doing.
You should take the cost of the valuation into account when choosing a mortgage. The mortgage lender can carry out an independent survey for you when it does the valuation but you will have to pay extra for this.
Find out more: cost of buying a house - a round-up of all the fees you have to pay when buying a property
Need mortgage advice?
We believe you should seek independent mortgage advice before taking out a mortgage. Which? offers an independent mortgage advice service, Which? Mortgage Advisers, that looks at every mortgage from every available lender and will find the best mortgage deal for your circumstances.
If you're thinking about buying, selling or remortgaging your home call an expert at Which? Mortgage Advisers on 0808 252 7987 to find the right option for you.
Your home may be repossessed if you do not keep up repayments on your mortgage.
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