Home Survey FAQs

The cost depends on the survey level and on the property's size, age, construction, value and location. A Level 3 survey costs more than a Level 2 because the inspection is longer and the report more detailed. Every property is different, so I don't use one-size-fits-all pricing. Send me the address and agreed purchase price and I'll give you a clear, fixed, no-obligation quote, usually the same day.

Level 2 from £450. Level 3 from £800. Valuation from £260. No VAT to pay.

A Level 2 survey suits most conventional homes built from common materials and in reasonable condition, such as a 1930s semi, a 1970s estate house or a modern flat. A Level 3 survey is better for older, larger, unusual or altered properties, homes in poor condition, or if you're planning major works. If you're unsure, call me. I'll recommend the right survey for the property, not the most expensive one.

A RICS survey is a visual inspection of the property inside and out, including the roof, walls, windows, floors, roof space, services, outbuildings and grounds. The report gives each part of the property a traffic-light condition rating, highlights defects and risks, and lists matters for your conveyancer to check. The survey is non-invasive, so I won't lift fitted floor coverings or open up walls. Where something needs a closer look, I'll recommend further investigation.

For most buyers, yes. The cost of a survey is small compared with the price of a home and the cost of unexpected repairs. A roof replacement, damp treatment or structural repair can easily run into thousands of pounds. A survey helps you avoid those surprises and gives you the evidence you need to renegotiate or walk away.

A mortgage valuation is carried out for your lender, not you. It confirms the property is suitable security for the loan and does not assess its condition in any detail. A RICS survey is carried out for you. It tells you about the property's condition, defects, repairs and risks, so you know exactly what you're buying.

A Level 2 inspection usually takes 2-3 hours, and a Level 3 can take 3-6 hours, depending on the size and condition of the property. You'll receive your report within 5-7 working days of the inspection, but on average it takes 3 working days. If you're working to a tight deadline, let me know when you book.

Don't panic. Almost every property has some defects, and the report explains how serious each one is. Depending on the findings, you might get quotes for the work, arrange a specialist inspection, renegotiate the price, ask the seller to carry out repairs, or decide not to proceed. I'm always happy to talk you through the report and what I'd do next.

Book your survey well before you exchange contracts, but we recommend waiting for your mortgage valuation to come back and your lender is happy to proceed. If the valuer finds an issue that could halt the purchase, you could save on the survey fee. Booking early though gives you time to act on the findings, whether that means getting quotes, arranging specialist reports or renegotiating, without delaying your purchase.

Yes. If the survey reveals significant defects that weren't reflected in the agreed price, you can use the report to renegotiate or ask the seller to put the work right before completion. Contractor quotes for the repairs make your case much stronger. A survey that saves you even a small amount can more than cover its own cost.

The most common issues include damp and condensation, roof defects, cracking and structural movement, timber decay, outdated electrics, and poorly maintained gutters and drainage. Mansfield and much of the surrounding area sits on the former Nottinghamshire and Derbyshire coalfield, so I also look carefully for signs of past ground movement. A coal mining search through your conveyancer is always recommended locally.