Buying a home · Reviewed 5 September 2026

Choose the survey with your surveyor. Arrive with better questions.

A survey examines the building's condition. Conveyancing searches investigate legal and environmental matters. A desk report brings available records together. Use each for the question it can answer, and confirm the scope before paying.

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  • 65+ official sources
  • Emailed within 24 hours, usually faster
  • Sources and coverage gaps named
  • One-off payment, no subscription

What the report looks like inside

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Illustrative sample · fictional address · cut from the sample report as it prints

What changes between survey levels?

RICS survey levels and points to agree with your surveyor
LevelPurposeAsk before booking
1A condition overview with visible defects and urgent issues.Will the limited advice answer your concerns?
2More inspection and advice for conventional homes in reasonable condition.Survey only, or the separate option with valuation?
3A detailed inspection and repair advice for more complex situations.Which inaccessible areas or specialist checks need a separate visit?

Age and asking price alone do not establish suitability. Describe extensions, construction, condition and planned work to the surveyor. RICS guide to choosing a survey.

How much does a house survey cost in 2026?

Survey fees scale with the property's price and size because both drive the surveyor's time on site and professional-indemnity exposure. The ranges below are indicative market figures compiled from HomeOwners Alliance and reallymoving published survey-cost data as of July 2026. They are not HouseCheckup quotes: get a firm price from a RICS surveyor for the exact property.

Typical UK home-survey costs by RICS level and property value, 2026
Property valueLevel 1 (Condition)Level 2 (HomeBuyer)Level 3 (Building survey)
Up to £100,000£300–£450 (not usually banded)£400–£500£630–£800
£100,001–£250,000£300–£450£450–£650£700–£950
£250,001–£500,000£300–£450£550–£800£850–£1,200
£500,001–£1,000,000£300–£450£700–£1,000£1,000–£1,500
Over £1,000,000Ask for a quote£900+£1,500+

A mortgage valuation (often £0–£300 and sometimes arranged by the lender) is not a survey: it protects the lender's security, not your decision. Level 2 suits conventional homes in reasonable condition; Level 3 is the usual choice for older, extended, listed, non-standard or visibly run-down properties and for anywhere you plan major works. Sources: HomeOwners Alliance survey-cost guide; reallymoving survey-cost data; RICS Home Survey Standard.

Work out the cost of your quote

Use a surveyor's written quote to calculate your budget. RICS describes fees as varying with the building and scope, from a few hundred pounds to over £1,000 for some detailed services. This calculator does not predict a local fee or choose a suitable survey for you. RICS cost guidance (checked 5 September 2026).

For conventional homes in reasonable condition. Specify survey only or survey with valuation when requesting a quote. Ask the surveyor to confirm suitability for the exact property.

If unchecked, this illustration adds 20% to both amounts. Confirm VAT and every extra with the supplier.

Take useful questions to your surveyor

An inspection assesses the building. Source records about flood, ground hazards and nearby activity can help you brief the surveyor, who may also consider these risks. HouseCheckup Complete (£24.99) brings available records and their limitations into a human-checked report. It cannot decide that an inspection or a particular survey level is unnecessary.

Compare survey levels and questionsCheck report optionsView the illustrative sample

Human-checked and emailed to you

A briefing list for the actual property

  • Show photographs of cracks, sticking doors or sloping floors. Ask what inspection and further investigation can establish; a regional geology band is not a diagnosis.
  • Ask about drainage, damp, previous flooding and remedial work. Keep seller answers and map results separately labelled.
  • For mining or radon screening flags, provide the source and its resolution. Ask the conveyancer about mining searches and discuss any testing or specialist advice needed.
  • Flag missing records explicitly. No returned record cannot establish that the house is free from the risk.
  • For a flat, agree the accessible areas and treatment of the wider building. Ask the conveyancer about building documents and management obligations.

In Scotland, review the seller's Home Report and discuss whether further advice is needed. The process differs from England and Wales. Scottish Government Home Report guidance.

Does a mortgage valuation replace a survey?

A lender's valuation serves the lender's purpose. Agree your own inspection and advice needs with a qualified surveyor; a valuation does not provide the same scope as a home survey.

Can a property report tell me to skip a Level 3 survey?

No. Available hazard records can help you ask questions, but they do not establish the physical condition of the house. Ask the surveyor which level is appropriate and why.

What should I send the surveyor before the visit?

Send the exact address, relevant seller documents, details of alterations, your plans for the property, photographs of concerns, and dated source records. Distinguish observed defects from area-level screening flags and checks that could not be completed.

What's in the report

A full PDF report bringing together available property risks, price history and neighbourhood context. A Complete report runs to 33 numbered sections in seven parts; Lite is the safety & environment part with the closing checklist and sources.

Reports from £9.99
  • The verdict
  • Safety & environment
  • Value & market
  • The home & energy
  • Area & lifestyle
  • Written for the address

  • Price History

    Every recorded sale on the street, with area price context.+5 checks

    HM Land Registry street and postcode transactions, plus local UK House Price Index context where available: every recorded sale on the street, newest first, with tenure, property type and new-build flags, typical price by property type, and how the local authority, region and nation compare

    • Every recorded sale on the street and postcode
    • Tenure, property type and new-build flags
    • Typical price by property type
    • Local authority, region and nation compared
    • Local UK House Price Index context

    Prints in: Value & market

  • Energy & Carbon

    The whole energy certificate, running costs and improvements.+7 checks

    Matched EPC band, potential improvements, estimated energy costs and carbon emissions where a certificate is available. You get the whole certificate: every element the assessor rated with its star ratings, running costs now and after the costed improvements, rooms, glazing, validity, plus modelled solar potential

    • Matched EPC band
    • Every rated element with its star ratings
    • Running costs now and after improvements
    • Costed potential improvements
    • Carbon emissions
    • Rooms, glazing and validity
    • Modelled solar potential

    Prints in: The home & energy

  • Flood & Climate Risk

    Flood maps, recorded flooding, defences and future scenarios.+8 checks

    Flood maps and recorded extents, with available future surface-water flood scenarios and coastal erosion data; coverage varies by nation. Included: every flood-warning area within 2 km and 5 km named, recorded flood events, river-flow climate allowances, Flood Re eligibility, and every flood defence within about 1.5 km with its condition

    • Flood maps and recorded extents
    • Future surface-water flood scenarios
    • Coastal erosion data
    • Flood-warning areas within 2 km and 5 km
    • Recorded flood events
    • River-flow climate allowances
    • Flood Re eligibility
    • Flood defences within about 1.5 km

    Prints in: Safety & environment

  • Ground & Environmental

    Ground hazards, radon, coal mining, noise and air quality.+7 checks

    BGS area hazard bands, radon potential, coal-mining screening, landslides, noise and modelled air quality: clay shrink-swell to the 2070s, the seven ground-hazard ratings with the distance to the nearest higher-rated cell, every recorded landslide nearby, the radon band for the 1 km square, and nitrogen dioxide, PM2.5 and PM10 against the legal objectives

    • Clay shrink-swell to the 2070s
    • Seven ground-hazard ratings
    • Recorded landslides nearby
    • Radon band for the 1 km square
    • Coal-mining screening
    • Noise
    • Nitrogen dioxide, PM2.5 and PM10

    Prints in: Safety & environment

  • Crime & Safety

    Police-recorded crime by category, with the trend.+6 checks

    Published police.uk crime categories and monthly history in England and Wales, with missing months explained: the last six months and the 24-month total within a mile, every category's share and per-month rate, and the change between the last six months and the six before

    • Last six months within a mile
    • The 24-month total
    • Every category's share
    • Per-month rate by category
    • Change against the six months before
    • Missing months explained

    Prints in: Area & lifestyle

  • Schools & Healthcare

    Schools nearby, plus GPs, pharmacies and health context.+5 checks

    Schools with available inspection information, OpenStreetMap amenities such as GPs and pharmacies, and census health context: every school within 4 km with phase, grade and distance, and the nearest GP, pharmacy and health services by name

    • Every school within 4 km
    • Phase, grade and distance
    • Nearest GP by name
    • Nearest pharmacy and health services
    • Census health context

    Prints in: Area & lifestyle

  • Local Transport

    Stations and stops nearby, with distances.+3 checks

    Nearby rail stations and public transport stops with distances, where the source has records: stations with mode and lines, every stop within 800 m by type, and the nearest bus stop

    • Stations with mode and lines
    • Every stop within 800 m by type
    • The nearest bus stop

    Prints in: Area & lifestyle

  • Demographics

    Who lives here, and how the area ranks on deprivation.+6 checks

    Neighbourhood deprivation and available census data, with different sources for each nation: the decile and rank of the small area with domains where published, residents and households, every census category with count and share including household tenure, and the statistical type of area with its pen portraits

    • Deprivation decile and rank
    • Domains where published
    • Residents and households
    • Every census category with count and share
    • Household tenure
    • Type of area with its pen portraits

    Prints in: Area & lifestyle

  • Planning & Heritage

    Designations, listed buildings and what shapes change nearby.+10 checks

    Published planning designations, conservation areas, listed buildings and major projects; local publication varies. Included: every listed building and conservation area within 700 m with grade and distance, green belt, National Landscape, national park, scheduled monuments, tree preservation orders, Article 4 directions, the local plan's status and every brownfield-register entry nearby

    • Listed buildings within 700 m
    • Conservation areas within 700 m
    • Green belt
    • National Landscape and national park
    • Scheduled monuments
    • Tree preservation orders
    • Article 4 directions
    • The local plan's status
    • Brownfield-register entries nearby
    • Major projects

    Prints in: The home & energy

  • Lifestyle & Amenities

    Walkability, everyday amenities and food hygiene ratings.+4 checks

    Nearby mapped amenities, walkability context and food hygiene ratings where records are available: a walkability score out of 100, every everyday category counted with its nearest distance, and every rated food business within about a mile with type, rating and inspection date

    • Walkability score out of 100
    • Every everyday category counted
    • Nearest distance for each category
    • Rated food businesses within about a mile

    Prints in: Area & lifestyle

  • Rental & Market Context

    Indicative rental yield and local price trends.+4 checks

    Indicative gross rental yield from area rents and price data, plus local house-price trends where available: the yield, the typical monthly rent and the value it was measured against, labelled as an area estimate

    • Indicative gross rental yield
    • Typical monthly rent
    • The value it was measured against
    • Local house-price trends

    Prints in: Value & market

  • Contaminated Land & Permits

    Former landfill, permits, discharges and incidents nearby.+6 checks

    Every former landfill within 1 km measured to its boundary with its years in use, every permitted landfill within 2 km, substantiated pollution incidents, and all permits and discharges within 1 km de-duplicated by site, with the statutory register named as not read and how to get it

    • Former landfill within 1 km, to its boundary
    • Years each landfill was in use
    • Permitted landfill within 2 km
    • Substantiated pollution incidents
    • Permits and discharges within 1 km
    • The statutory register and how to get it

    Prints in: Safety & environment

  • Council Tax & Tenure

    What every band costs, the neighbours' bands and tenure.+7 checks

    The Band D charge for the local authority this year, what every band costs per year and per month, the band mix of the neighbours, the tenure at the last recorded sale and across the street, published tribunal decisions at the postcode, and the lease-pack checklist

    • Band D charge this year
    • Every band per year and per month
    • The neighbours' band mix
    • Tenure at the last recorded sale
    • Tenure across the street
    • Tribunal decisions at the postcode
    • The lease-pack checklist

    Prints in: Value & market

  • Findings for This Address

    Written for this address from registers that software cannot read.+4 checks

    A section written for this address from the registers that publish to people but not to software (each finding names the register consulted, where and when), plus dated corporate ownership and building records with their match basis

    • Findings from registers with no software feed
    • The register, place and date for each finding
    • Dated corporate ownership records
    • Building records with their match basis

    Prints in: Written for the address

  • Verdict, Surveyor Questions & Checklist

    The IQ Score, every flag explained, and your next steps.+5 checks

    The IQ Score with every factor's sub-score and the finding behind it, every red and amber flag explained, a numbered brief of questions for your surveyor built from what the address flagged, your before-you-offer checklist, and an appendix of every register asked and whether it answered

    • IQ Score with every factor's sub-score
    • Every red and amber flag explained
    • A numbered brief for your surveyor
    • Your before-you-offer checklist
    • Every register asked, and whether it answered

    Prints in: The verdict

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Illustrative sample · fictional address

How HouseCheckup works

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  1. England, Wales & Scotland

    Search any address

    Enter an address in England, Wales and Scotland. Coverage varies by nation and source.

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    See an initial area risk screen where enough data is available, with the checks and coverage behind the score.

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Still have a question? We typically respond within 24 hours.

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