Buyer Guide • RICS Surveys • Survey Checklist

Your Homebuyer Survey Checklist: What to Ask Before, During and After

Arranging a survey is one of the most important steps in buying a property.
But many buyers aren’t sure what to prepare, what to look out for, or what to do once the report arrives.

This practical homebuyer survey checklist walks you through every stage — from booking through to using the findings.
Use it before you instruct a surveyor, on the day of the survey, and when you read the report.

Part 1: Before the Survey — What to Check and Prepare

Choose the right survey type

Not every property needs the same survey. Getting this right at the start saves time and avoids surprises later.

• Level 2 RICS Homebuyer Report: Suitable for typical houses and flats in reasonable condition, generally built after 1945. Covers visible and accessible areas, with condition ratings and repair recommendations.
• Level 3 Building Survey: Recommended for older properties, period homes, listed buildings, or any property with visible defects. More detailed, takes longer, and includes a deeper investigation of the building fabric.
• Specific Defect Report: Focused on one particular issue (e.g., a crack in a wall, roof damage, or a damp patch) rather than a full property inspection. Useful when you need targeted answers.

Pre-survey checklist: before the surveyor visits

• Confirm the survey type is appropriate for the property (Level 2 vs Level 3)
• Check that the surveyor is RICS-qualified (look for MRICS or FRICS after their name)
• Confirm professional indemnity insurance is in place
• Ask when the written report will be delivered after the inspection
• Find out whether you can attend the survey — many surveyors welcome buyers at the end of the inspection
• Tell the surveyor if you have specific concerns (damp, cracks, roof condition, extensions)
• Confirm that the seller or agent has arranged access for the surveyor
• Ask whether the loft, garage, and outbuildings are included
• Check that all keys are available and any alarms are deactivated
• Note whether there is any furniture, clutter, or locked rooms that may limit access

Questions to ask before you book

• Is this a RICS-compliant Level 2 or Level 3 survey?
• Will the report include condition ratings for each element?
• Does the report cover the garage, outbuildings, or boundary walls?
• Will you flag issues I should get specialist investigations for?
• How long will the inspection take?
• Can I call or email to discuss the report once I’ve received it?

Part 2: During the Survey — What to Know on the Day

What the surveyor is checking

A RICS surveyor carries out a thorough visual inspection of all accessible parts of the property. They are looking for defects that affect value, safety, or the long-term condition of the building.

The main elements typically checked in a Level 2 or Level 3 survey include:

• Roof: Condition of tiles, slates, felt, guttering, flashings, and ridge mortar
• Exterior walls: Cracks, repointing condition, render, damp staining, or movement
• Windows and doors: Frame condition, glazing seals, operation, and security
• Internal walls and floors: Cracks, bounce, movement, evidence of rot or water damage
• Damp: Signs of rising damp, penetrating damp, or condensation (measured where accessible)
• Loft: Structure, insulation, signs of roof leaks, evidence of pest activity
• Heating and plumbing: Boiler type and age, radiator condition, visible pipework
• Electrics: Fuseboard type, condition, obvious safety concerns (visual only)
• Drainage: Condition of visible drains and gullies
• Outbuildings: Garage, shed, boundary walls (included where accessible)

If you can attend the survey

Many buyers attend the end of a survey to walk through with the surveyor. If you can do this, use the time well:

• Ask the surveyor to point out any defects they found on site
• Ask which issues they consider most significant
• Ask whether they recommend any specialist investigations
• Note any areas they couldn’t access (locked rooms, boarded-up sections)
• Ask for a broad impression of the property’s condition — not a formal assessment, but useful context

The written report is the authoritative document. On-site conversations are useful context, but the report is what you rely on for negotiation and lender requirements.

Part 3: After the Survey — Reading and Acting on Your Report

Understanding condition ratings

RICS surveys use a traffic-light condition rating system to highlight defects:

Post-survey checklist: what to do after you receive the report

• Read the full report carefully — not just the summary section
• List all Category 2 and Category 3 findings
• Contact your surveyor to clarify anything you don’t understand
• Arrange specialist investigations for any issues flagged (damp, structural, electrical)
• Get repair quotes from relevant tradespeople
• Send a copy of the report to your solicitor and mortgage lender
• Use the findings to renegotiate the price if significant repairs are needed
• Decide whether to proceed, renegotiate, or withdraw from the purchase
• Keep the report — it’s a valuable reference for maintenance once you move in

When to renegotiate based on survey findings

If the survey reveals Category 2 or 3 defects, you’re in a reasonable position to renegotiate. The most effective approach:

• Get quotes from relevant specialists or tradespeople before approaching the seller
• Present specific costs, not vague concerns: “The survey flagged damp. A specialist survey costs £250 and treatment is estimated at £2,500. We’re requesting a £2,750 price reduction.”
• Focus on Category 3 issues — these are the ones that will concern your lender too
• Keep in mind that sellers often prefer a price reduction over carrying out the work themselves

Common Questions Buyers Ask After a Survey

What if the survey flags damp?

Damp is one of the most common findings. It doesn’t automatically mean a serious problem — it depends on the type. Condensation damp is often a ventilation issue. Rising damp requires a specialist assessment. Your surveyor will recommend a damp specialist if the cause isn’t clear from a visual inspection.

What if the survey raises structural concerns?

If the surveyor suspects structural movement (significant cracks, tilting walls), they’ll recommend a structural engineer’s report. This is separate from the survey and usually costs £400–£800. Your lender will often require this report before releasing mortgage funds.

What does “further investigations recommended” mean?

This means the surveyor identified something that warrants specialist examination — usually because they couldn’t investigate further without invasive testing. It’s important to follow up on these recommendations before you exchange. Ignoring them is a risk.

Can I share my survey with the seller?

The survey is commissioned by you and belongs to you. You’re not required to share it with the seller, though you may choose to share specific findings as part of a price negotiation. Sharing the full report is a personal decision — it can be useful for negotiation but may also reveal information you’d prefer to keep to yourself.

What if the survey finds nothing wrong?

A clean survey is good news but doesn’t mean the property is perfect. The surveyor only reports on what was visible and accessible on the day. Keep the report as a maintenance guide, and factor in that some issues (drainage, electrics, insulation) may need specialist checks at a later stage.

Quick Reference: Homebuyer Survey Checklist Summary

Before the survey

• Confirm survey type (Level 2 or Level 3)
• Verify surveyor is RICS-qualified
• Flag specific concerns in advance
• Confirm access and timing with the agent
• Ask if you can attend at the end

During the survey

• Attend the walkthrough at the end if invited
• Ask about the most significant findings
• Note any areas that weren’t accessible
• Ask about specialist investigations to follow up

After the survey

• Read the full report (not just the summary)
• List Category 2 and 3 findings
• Get specialist quotes where needed
• Inform your solicitor and lender
• Renegotiate if the findings justify it
• Decide whether to proceed with confidence