What Does a Surveyor Check When Buying a House? (And What They Don't)

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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?

AreaWhat the surveyor looks at
Roof & chimneysTiles/slates, flashing, ridge, visible sagging, chimney stacks
External wallsCracking, bulging, pointing, render, damp-proof course
Windows & doorsRot, seals, operation, condensation between panes
Damp & timberRising/penetrating damp readings, signs of rot or infestation
Roof space / loftStructure, insulation, water tanks, signs of leaks (where accessible)
Floors & ceilingsLevel, cracking, staining, springiness
Kitchen & bathroomsFittings, sealing, ventilation, visible leaks
Services (visible)Consumer unit, boiler, radiators, visible pipework — noted, not tested
Outside & groundsBoundaries, 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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Frequently asked questions

A surveyor checks the visible, accessible condition of the property: roof and chimneys, external and internal walls, windows and doors, damp and timber, the loft, floors and ceilings, kitchen and bathrooms, the visible parts of the services, and the grounds. They grade defects by urgency and recommend further specialist investigation where something can't be fully assessed by eye.
A surveyor won't lift carpets, move furniture, open up walls or ceilings, or test the electrics, gas or drainage — a home survey is non-intrusive. They also don't check off-site records such as flood risk, coal mining, planning history, the lease, or the EPC. Those are records you check separately, ideally before you even book a survey.
A surveyor visually inspects and comments on the visible parts of the electrics, heating and plumbing — the consumer unit, boiler, radiators and exposed pipework — but does not test them. Where the installation looks old or suspect, they recommend a test by a qualified electrician or heating engineer.
Yes — checking for damp is a core part of a survey. The surveyor uses a moisture meter and looks for signs of rising, penetrating and condensation damp, plus any related timber decay. If they find significant damp, they'll usually recommend a specialist damp-and-timber report before you commit.

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