Buyer checklist • RICS surveys • Preparation
A home survey gives you facts, not feelings.
You get a clearer view of condition, risk, and likely costs before you commit.
The surveyor does the inspection.
You control the preparation.
The right prep helps the survey run smoothly and helps the report answer your real questions.
This guide gives you a practical checklist for RICS survey preparation.
It covers what to send in advance, how to plan access, what to ask, and what to do after you receive the report.
Quick preparation checklist
Before booking: pick the right survey level for the property
48–72 hours before: share key documents and your concerns
Day of inspection: access sorted, loft hatch clear, keys arranged
After the report: prioritise risks, plan follow-up checks, negotiate if needed
You do not need to “fix” anything. You need clarity.
Why prep matters
A survey is visual and non-destructive.
When access is blocked, limits appear in the report.
Good preparation reduces avoidable limits and speeds up decisions before exchange.
Table of contents
Choose the right survey level first
Preparation starts with the right instruction.
If you pick the wrong survey level, you either miss detail or pay twice.
Use Level 2 when the property is conventional
A RICS Level 2 survey suits many modern, standard homes that appear in reasonable condition.
It gives clear condition reporting and flags issues that need attention.
If you want to check what it includes, see
what a Level 2 RICS survey covers
and the
RICS Level 2 Survey service page.
Use Level 3 when age, alterations, or risks rise
A RICS Level 3 Building Survey suits older homes, altered layouts, extensions, loft conversions, and properties where you need deeper explanation.
It focuses on defect mechanisms and next steps, not just a list of findings.
For Level 3 scope, see
RICS Level 3 Building Survey.
For the decision between them, see
Level 2 vs Level 3.
Quick rule: If you view the house and think “I will renovate this”, Level 3 often gives you the detail you need.
If the house is standard and you need a clear condition view, Level 2 often fits.
What to send the surveyor before the visit
You can speed up the process and sharpen the report by sharing useful information early.
You are not trying to persuade the surveyor.
You are helping them focus on the right risk points.
1) The property listing and any floor plan
- Helps confirm size, layout, and alterations mentioned by the agent
- Flags garages, annexes, conservatories, and outbuildings that add scope
2) Your top 5 concerns
Keep it short.
Bullet points work best.
Think about what worried you during viewings.
- Damp smells or staining on external walls
- Cracks near windows, doors, or extensions
- Roof lines that look uneven, missing tiles, or chimney issues
- Recent “fresh paint” in one area only
- Loose floors, sticking doors, or sloping rooms
3) Any information from the seller or agent
- Age of the roof covering, boiler, or windows (if known)
- Details of extensions, loft conversions, structural alterations
- Any past insurance claims for movement or flooding
- Known repairs for damp, timber decay, or drainage issues
4) Legal pack items you already have
Your conveyancer handles the legal checks.
Still, you might already have useful items that help the survey advice.
- Planning approvals and building regulation completion certificates (if supplied)
- Guarantees for damp proofing or timber treatment (if supplied)
- Electrical installation paperwork (if supplied)
- Any specialist reports already completed
Real-world example: A buyer mentions a rear extension and shares photos from the viewing.
The surveyor can focus on junctions between old and new, drainage layout, and cracking patterns around openings.
Questions to raise before the inspection
You do not need a long list.
Ask the questions that protect your decision and your timeline.
| Question | Why it matters | What a good answer sounds like |
|---|---|---|
| Which survey level suits this property and why? | Stops you paying for the wrong scope. | Linked to age, construction, alterations, and visible risks. |
| Will you need access to the loft and any outbuildings? | Access limits reduce certainty in the report. | Clear list of access points needed on the day. |
| What is the turnaround time for the report? | Your conveyancing timeline depends on it. | A clear working-day estimate, not a vague range. |
| Can you focus on X concern I noticed? | Targets your risk and stress points. | “Yes, we will assess signs, likely causes, and next steps.” |
| What happens if the survey finds a major issue? | Helps you plan next steps fast. | Clear recommendations for specialist checks and negotiation approach. |
If you want a broader expectation of the process, read
what to expect during a property survey.
This post stays focused on preparation and decision-making.
Access checklist for the day of the survey
Most survey limits come from access.
You cannot remove every barrier, yet you can remove the common ones.
Access to arrange
- Keys: confirm who meets the surveyor and at what time
- Loft hatch: clear items below it and make sure it is reachable
- Garage: access to the inside, not just the door
- Outbuildings: sheds, workshops, annexes, and stores if permanent
- Garden: access to boundaries, retaining walls, and rear elevations
- Meter cupboards: access where possible for visual checks
Quick “clear and ready” list
- Move small items away from external walls if rooms are very full
- Unlock gates and side passages where possible
- Make sure pets are secured
- Tell the agent about any alarms or tricky locks
What you are aiming for: clear access to key risk areas such as roof space, junctions, and external elevations.
You are not staging the property. You are enabling inspection.
What not to do before a survey
Some “helpful” actions backfire.
They waste your time and can hide evidence you want the survey to capture.
Do not redecorate to cover marks
Fresh paint on a stained wall does not remove the cause.
It removes useful clues.
If you are the buyer, you want those clues visible in the report.
Do not block access with furniture or stored items
Surveyors will not move heavy items.
If access is blocked, the report will state that limitation.
Do not rely on the mortgage valuation
A mortgage valuation is for the lender.
It is not a full condition check.
If your goal is buyer protection, you need the right survey.
Do not wait until the last minute
If the survey finds an issue that needs a specialist report, you need time.
The earlier you book, the more control you keep.
How to use the report after you receive it
A survey becomes valuable when you act on it.
Most buyers feel overwhelmed because they read it like a story.
Read it like a decision tool.
Step 1: Separate “urgent risk” from “normal maintenance”
Many properties have defects.
The key is which defects change the purchase decision, the price, or your repair plan.
- Higher impact: structural movement concerns, widespread damp, roof failure signs, unsafe electrics (visual indicators), major timber decay signs
- Lower impact: minor wear, small cracks from historic settlement, dated finishes
Step 2: Note each recommended follow-up check
When the report recommends a specialist, it is not an upsell.
It is the next step to confirm extent and cost.
- Electrical inspection by a qualified electrician
- Gas safety check by a Gas Safe engineer
- Drain survey where signs point to defects or blockages
- Timber and damp specialist checks where needed
Step 3: Use the report to structure negotiation
Keep negotiation grounded in facts and costs.
Focus on items that affect safety, weather-tightness, or long-term structure.
Simple approach: ask the seller to remedy key defects, or adjust the price to reflect realistic repair costs.
Aim for clarity and fairness. Avoid arguing over minor items.
Step 4: Decide whether you need a valuation too
Some buyers need a valuation for a specific purpose, not for purchase.
If you need a formal valuation, explore the difference between the two services.
Read
how a valuation differs from a home survey
and
property valuation services.
Timing: when to book and what to expect
Booking earlier gives you more options.
It also protects your exchange timeline.
Best time to book
- After your offer is accepted
- Before you feel pressured to exchange
- Before you spend heavily on searches and extras if you want early risk clarity
What happens next
- Instruction confirmed and access arranged
- Inspection completed on site
- Report produced with findings, risks, and next steps
- You decide: proceed, renegotiate, request checks, or walk away
If you want background on who handles what in the process, see
who organises a survey when buying a house.
FAQs
Do I need to be present during the survey?
You do not need to attend. Access matters more than attendance. If you have key concerns, share them before the visit so the surveyor can focus on them.
What should I tell the surveyor before they visit?
Share your top concerns, any known alterations, and any documents you already hold such as planning or building regulation paperwork if provided by the seller.
How do I prepare for a Level 2 survey?
Make sure access is clear to the loft hatch, garage, and all external elevations where possible. Send your key questions in advance. For scope, see the Level 2 coverage guide on the site.
How do I prepare for a Level 3 Building Survey?
Do the same access prep as Level 2, then add any details on extensions, loft conversions, and past repairs. Level 3 goes deeper on risks, so your notes from the viewing help.
What if the seller refuses access to the loft or garage?
The report will state the limit and may recommend further checks. If the area carries risk, you may want access before exchange or a price adjustment to reflect uncertainty.
Want to book the right survey level for your purchase?
Lyman Marshall Chartered Surveyors carry out RICS home surveys and valuations, with a strong local focus in Lincoln and across Lincolnshire and Nottinghamshire.
Use the guides above to choose the right starting point:
RICS Level 2 Survey
or
RICS Level 3 Building Survey.
When you are ready, contact us here:
Contact Lyman Marshall Chartered Surveyors.
