What Survey Do I Need When Buying a House in Central London? 

When you buy a property, it is highly advisable to have a home survey completed and there are three types to choose from: RICS Home Survey Level 1, RICS Home Survey Level 2 and RICS Home Survey Level 3.  

If you are wondering – which survey do I need when buying a house in Central London? this decision will be guided by the property’s age, type and condition. 

A home survey identifies any problems with a residential property that would require immediate or future repairs. 

It could reveal structural issues in the home, saving you from an expensive mistake or meaning you’re well informed about the cost of repairs if you go ahead. 

Buying a new home is probably the most expensive purchase you will ever make. It is well worth getting a survey done to get a clear picture of what you are paying for and how it could protect you from future issues. 

Continue reading to find out the best type of survey for your new home. 

Types of House Survey Explained 

If you’re buying a house in England, the Royal Institution of Chartered Surveyors (RICS) is the main accredited body for property surveyors. Alternative accreditors are Sava or the Residential Property Surveyors Association (RPSA). Surveyors linked to these organisations will offer slightly different reports. 

1. RICS Home Survey Level 1 (Formerly Condition Report) 

This RICS Home Survey Level 1 is the most basic level of report and is most suitable for newer properties that are in good condition. It provides a traffic light rating system to show the property’s condition and highlights any significant issues that need correcting urgently or require further investigation.  

These reports are generally brief and don’t go into specific detail. They do not include detailed structural investigations or repairs advice/repair cost estimates. 

2. RICS Home Survey Level 2 (Formerly Homebuyer Report) 

A RICS Home Survey Level 2 is an intermediate level visual survey that is typically used for conventional properties that seem to be in reasonably good condition. It reports on anything that is visibly accessible from the property. In addition to the information provided in a RICS Home Survey Level 1, the Level 2 survey also includes information relating to issues that may impact the property’s value or may breach building regulations.  

They also offer advice on repairs or maintenance. If the problems are not visibly evident, then this survey level won’t necessarily identify any concealed structural issues. This survey type can be commissioned on its own or with a valuation. 

3. RICS Home Survey Level 3 (Formerly Building Survey) 

The RICS Home Survey Level 3 is the most comprehensive level of survey and is recommended for older Central London properties, especially if there are visible signs of deterioration or the property has been extended or altered.  

The surveyor will complete a structural inspection of the property rather than a visual Level 2 survey. It will report on any issues, and you can also request guidance on potential repair costs and timings (if this is not already included). We provide an overview of survey costs in the next sections. 

4. New Build Snagging Survey 

A ‘snagging’ home survey is a visual inspection of new build properties that is separate from the RICS homes surveys. It can identify any cosmetic issues right through to any major structural concerns. While you can create your own snagging list when moving into your new home, a professional may pick up on any issues you haven’t noticed. A professional report may also strengthen your case if you have any problems getting repairs done by the developers. We explain the value of getting a snagging survey completed further on in this guide. 

Which Survey is Right for Your Property?  

A RICS Home Survey Level 1 is most suited to properties that were built within the last 25 years that have not had any alterations or extensions. 

A RICS Home Survey Level 2 may be a better option for well-maintained older properties built between 1950 and 2000 or those that have been extended, as it will uncover more hidden issues. This level of survey is generally suitable for Central London townhouses and purpose-built flats built in this period. 

A RICS Home Survey Level 3 is recommended for period properties and other older properties built pre-1950 or for properties that have undergone significant alterations or are in poor condition. Central London has a large stock of Victorian, Edwardian and Georgian properties that may have issues caused by shallow foundations or old drainage systems, and damp can be common, so a more extensive survey can identify these problems. 

Heritage House Surveys for Period and Listed Properties 

Heritage properties were built using traditional materials and there may be hidden issues that require a more thorough investigation. If the heritage property is listed, a RICS Home Survey Level 3 will help to flag any unauthorised alterations or missing consents. 

A RICS Home Survey 2 is likely to miss significant issues, so if you are considering purchasing a heritage home, choosing a Level 3 with a surveyor who has conservation accreditation is highly recommended. This level of survey should pick up defects that could be very costly to repair in future, giving you a full picture of the property condition before you decide to exchange contracts. 

What’s Covered in a Home Survey Report? 

The surveyor will inspect all visible and accessible aspects of the property’s exterior and interior, including the roof, walls, ceilings, bathroom, kitchen, loft space, and outbuildings. The guttering, windows and doors, heating, drainage and water services will also be inspected for the home survey. 

It does have limitations, though; the surveyor will not look behind furniture or lift flooring. It may be supplied with caveats, limiting the surveyor’s liability, which could be an issue if you discover a significant problem later. 

The surveyor will provide an estimated cost of rebuilding the property for insurance purposes. Some home surveys include a market valuation for the property. If the report reveals a lower price than that estimated by your lender’s mortgage valuation, you may be able to revise your offer. 

You mustn’t confuse a RICS home survey report with a mortgage lender valuation. A mortgage valuation survey is for the lender’s benefit to estimate the property’s value. In contrast, a home survey allows the buyer to check the property’s condition. 

How Much Does a House Survey Cost? 

The RICS home survey report costs can vary depending on property size, location, value, age and type. Prices start at around £290 but can be as high as £1,390 for a large home and they are usually more expensive in London. 

How Long Does a Survey Take on a House?  

A RICS Home Survey Level 1 can be completed in 30-90 minutes, as this only involves a visual inspection. 

The Level 2 generally takes between 2-4 hours, with Level 3 surveys taking around 3-6 hours, or more complex properties can require up to 8 hours. If there are any access difficulties, surveys can take longer.  

You should expect to wait around 3-5 working days for the report to be produced. 

Questions to Ask Your Surveyor 

To ensure that your surveyor has the right experience to survey the property you are looking at buying and what you will be paying for, ask some questions such as: 

• Have you surveyed this type of property before? 
• What does the survey include and not include? 
• Does the report include a valuation or rebuild cost? 
• How are defects rated? 
• Are you RICS qualified? 
• How much will the survey cost? 
• What is the process for discussing findings? 
• How long do you expect the survey to take? 

What Does a House Survey Report Look Like? 

All levels of RICS home surveys use a traffic light rating system, although the Level 3 also provides detailed descriptions and repair cost estimates. 

The traffic light system indicates the condition of each aspect of the property. Green means no repairs are needed, and red means urgent attention. The report is written in a way that makes it easy to understand without complex jargon to decipher. 

Below is a summary of what each of the traffic light statuses means. 

Red Flags on a House Survey 

When you receive your house survey report, some of the main red flags to check for include: 

• Structural movement – Structural issues such as subsidence may require expensive interventions. Minor movement may not be a major concern, but more significant movement could mean reconsidering going through with the purchase. 

• Damp – Excess moisture is fairly common in older properties and generally can be treated with damp-proofing, but more substantial damp could have caused extensive issues to floorboards and structure. You can usually negotiate on price or request the current owner to arrange damp-proofing before exchanging contracts. 

• Roof defects – A sagging roof or rotten timbers could require a full roof replacement and therefore you could negotiate the price to cover this, while a few missing or broken tiles can be a relatively easy fix. 

• Timber decay – If the survey reveals timber decay, this could affect structural soundness and there may be other hidden defects. Timber replacement can be costly, so you may consider walking away from the purchase. 

• Outdated electrical wiring – A full rewiring is typically required if the existing wiring was installed over 30 to 40 years ago. You may want to negotiate on the price to cover rewiring costs if the asking price does not already reflect the work needed. 

• Outdated heating systems – Older heating systems are likely to need replacing or energy bills are likely to be higher, and you could face regular system faults. If the property price does not reflect the need for heating system replacement, you may be able to negotiate on the price. 

• Unauthorised alterations – If your survey shows that unauthorised alterations have been made, this can cause legal risks, structural concerns and it could be difficult to sell the property in future. Many buyers will walk away in this scenario. 

Level 1 vs Level 2 vs Level 3: Pros and Cons 

So, what does a home survey cover? And what about the other survey types? Here is a brief summary of the pros and cons for each type of survey offered by RICS. 

RICS Home Survey Level 1 

Pros 

• Great for new-builds or nearly new homes 
• Would pick up any severe defects 

Cons 

• Very basic survey and doesn’t go into any detail 
• It doesn’t include any advice about the repairs and maintenance 

RICS Home Survey Level 2 

Pros 

• Great for standard properties in reasonable condition 
• Affordable and reasonably in-depth 

Cons 

• Only visible areas that can be easily accessed are surveyed 
• It doesn’t include the estimated cost of repairs 

RICS Home Survey Level 3 

Pros 

• The most thorough survey you can get. Great for older homes, those that have been renovated or built in an unconventional way 
• Includes photographs, and usually costing and timelines for required repairs – but not all survey companies include these unless requested 

Cons 

• It can take up to one day to complete 
• An expensive option 

Is a Home Survey Worth It? 

Absolutely. This is the most common question amongst home buyers, especially in London. With so many costs to account for, from stamp duty to solicitors fees, many wonder if the additional cost of a home survey on the home is worth it – it is. 

If you end up buying a place you didn’t realise has a roof that needs replacing or has terrible damp issues, it could cost thousands to put right. 

You can also use the report to negotiate the price or ask the vendor to make the repairs before buying the property. For example, if the property needs a new roof costing £5,000, you could reduce your offer by this amount. 

Who Arranges a House Survey and How Do You Find a Surveyor? 

The buyer is responsible for arranging a house survey to assess the condition of the property, to decide whether to go ahead with the purchase. The survey takes place after you have submitted an offer and before you exchange contracts. 

The best place to find a surveyor is through the two governing bodies: the RPSA and RICS. Searching on their websites should lead you to a fully qualified surveyor for your property. 

However, you can assess surveyors in more detail using the methods below: 

• Asking people you know for recommendations 
• Exploring surveyor reviews online 
• Asking what surveyor your estate agent recommends 

What To Do If Your Survey Uncovers Problems 

Don’t panic! Home surveys will often uncover issues, even if these issues are minor. If you have concerns about the property, tell your surveyor in advance (or accompany them). If their report does not cover something which concerns you, then raise the issue as soon as possible. 

What can you do next? 

• Ask for estimated costs – your surveyor can advise you how much it may cost to fix the problems raised by the survey. 
• Check the guarantees – if your home survey raises problems with (e.g.) the electrics or timbers, then check if they’re under guarantee. 
• Renegotiate the house price – if the survey uncovers major faults, you should try to negotiate a lower price for the home or ask for it to be fixed before you buy. 
• Don’t buy the home – if you feel the faults uncovered by the survey are too significant, you can choose not to buy. 

Do you need a survey on a new build property? 

You should get a snagging survey prior to exchanging contracts so that you can raise any issues with the developer before you are legally bound to the purchase. If not, you may discover unpleasant issues further down the line. Unfortunately, there are often numerous issues with new build homes, so a survey is well worth it.  

It is also recommended that you do a visual inspection within 7 days of moving in, to flag any problems with the developer. Check your warranty length (usually two years) and schedule a visual check before the end of the warranty to raise issues like cracks in walls to get them resolved while still under warranty. 

If you’re looking to buy in Central London, Plaza Estates is a leading independent estate agent. We can advise you about which survey to opt for and tell you more about our portfolio of outstanding properties. Contact us today. 

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