Buying guide: Surveys
What Does a Surveyor Check When Buying a House? (And What They Don't)
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Flood risk at the postcode point
Six ground hazards, rated for the area
Landfill, permits and incidents nearby
What homes here sold for
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Quick answer
A surveyor checks the visible, accessible condition of a property: the roof, chimneys, walls, windows and doors, damp, timber and any signs of movement, the loft, floors and ceilings, the bathrooms and kitchen, and the visible parts of the electrics, heating and plumbing. They grade defects and their urgency. They do not lift carpets, open up walls, test services, or check off-site records like flood risk, coal mining, planning history or the lease. Those sit outside a physical survey.
What does a surveyor check inside and outside the property?
| Area | What the surveyor looks at |
|---|---|
| Roof & chimneys | Tiles/slates, flashing, ridge, visible sagging, chimney stacks |
| External walls | Cracking, bulging, pointing, render, damp-proof course |
| Windows & doors | Rot, seals, operation, condensation between panes |
| Damp & timber | Rising/penetrating damp readings, signs of rot or infestation |
| Roof space / loft | Structure, insulation, water tanks, signs of leaks (where accessible) |
| Floors & ceilings | Level, cracking, staining, springiness |
| Kitchen & bathrooms | Fittings, sealing, ventilation, visible leaks |
| Services (visible) | Consumer unit, boiler, radiators, visible pipework (noted, not tested) |
| Outside & grounds | Boundaries, drives, drainage gullies, outbuildings, trees near foundations |
What does a surveyor NOT check?
A home survey is a non-intrusive visual inspection. The surveyor won't lift fitted carpets, move heavy furniture, take up floorboards, open walls or ceilings, or test the electrics, gas or drainage; they observe and recommend specialist checks where needed. Crucially, a survey also says nothing about off-site records: flood-risk history, past coal mining, the planning and enforcement history, the lease length and ground rent, or the EPC and its exposure to tightening energy rules. None of those are things a surveyor inspects on the day.
How is that different from a mortgage valuation?
A mortgage valuation is not a survey at all. It's a brief check for the lender that the property is worth what they're lending. It won't flag defects for you. If you want to know the condition of a home, you need a survey (Level 2 or Level 3), not a valuation. See mortgage valuation vs survey and how to pick a level in Level 2 vs Level 3.
Check what a surveyor can't, before you offer
A surveyor inspects the building; they don't check the records that can change your decision. HouseCheckup runs 15+ checks on the exact address (flood risk, coal mining, ground stability, planning, EPC, crime and more) from official sources, before you commit to an offer or a survey fee. £24.99 (Complete), one-off.
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Sources
- RICS Home Survey Standard: scope of a home survey, Royal Institution of Chartered Surveyors (RICS)
- What does a house survey check?, HomeOwners Alliance
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Frequently asked questions
What does a surveyor check when buying a house?
What does a surveyor not check?
Does a surveyor check the electrics and plumbing?
Does a survey check for damp?
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