House Survey Types and Costs

House surveys in the UK cost between £290-£1,390 in 2025, with most homebuyers paying £380-£630 on average. The type of survey you need depends on your property’s age, condition, and your budget – but getting one could save you thousands in unexpected repair costs.

Buying a house is likely the biggest financial decision you’ll ever make. Yet many buyers skip one of the most important steps: getting a professional house survey. This comprehensive guide will walk you through everything you need to know about house survey types, costs, and how to choose the right one for your situation.

What Exactly Is a House Survey?

A house survey is an inspection of a property’s condition conducted by experts. The experts – surveyors – inspect the property and tell you if there are any issues to do with the condition of the property from minor to significant structural problems.

Think of it as a health check for your potential new home. Just as you wouldn’t buy a used car without having a mechanic look under the bonnet, you shouldn’t buy a house without knowing what might be lurking behind those freshly painted walls.

Key benefits of getting a house survey:

Identifies hidden defects that could cost thousands to fix
Provides negotiating power to reduce the purchase price
Gives peace of mind about your investment
Helps you budget for future maintenance and repairs

Understanding the New Survey Categories (2025 Updates)

In March 2021, the Royal Institution of Chartered Surveyors (RICS) launched new formats for home survey reports. So what was once known as Condition Report, HomeBuyer Report and Building Survey have been changed and updated.

Here’s what you need to know about the current survey types:

RICS Home Survey Level 1 (Basic Survey)

Previously known as: Condition Report Best for: Modern properties in good condition

The Level 1 survey provides a ‘traffic light’ rating of the condition of different parts of the building, services, and the grounds, showing problems that may require varying degrees of attention and an assessment of the relative importance of the problems.

What’s included:

Traffic light system (green = good, amber = attention needed, red = urgent)
Basic condition overview
Summary of risks to building and occupants
No detailed advice or valuation

Cost range: £300-£900

When to choose Level 1:

Buying a conventional property built from common materials
Property is less than 30 years old
Property appears to be in reasonable condition
You’re on a tight budget but want basic reassurance

RICS Home Survey Level 2 (Standard Survey)

Previously known as: HomeBuyer Report or HomeBuyer Survey Best for: Most conventional properties in reasonable condition

This is the most popular choice among UK homebuyers, and for good reason. It covers everything you’d get in a RICS Home Survey Level 1, plus they check roof spaces and cellars.

What’s included:

Everything from Level 1
Inspection of roof spaces and cellars
Recommendations for further investigations
Budget estimates for repairs
Ongoing maintenance advice
Optional valuation (Level 2 with Valuation)

Cost range: £400-£1000

When to choose Level 2:

Most properties built since 1900
Properties in reasonable condition
You want practical advice on repairs and maintenance
First-time buyers seeking comprehensive information

RICS Home Survey Level 3 (Comprehensive Survey)

Previously known as: Building Survey or Full Structural Survey Best for: Older, unusual, or problematic properties

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey offered by RICS.

What’s included:

Everything from Level 2
Detailed description of construction methods
Identification of hidden defects and risks
Comprehensive remedial work recommendations
Repair priorities and timescales
Consequences of not addressing issues

Cost range: £630 to £1500 or even more depending on the property

When to choose Level 3:

Properties over 50 years old
Listed buildings or unusual construction
Properties in poor condition
Planning major renovations
Historic or non-standard buildings

Alternative Survey Options

RPSA Surveys

The Residential Property Surveyors Association (RPSA) offers an alternative to RICS surveys:

RPSA Home Condition Survey: Equivalent to the RICS Home Survey Level 2. Offered by the Residential Property Surveyors Association rather than RICS, Home Condition Surveys are produced in a consistent, consumer friendly format.

Additional benefits:

Information on broadband speed
Damp assessment
Boundary issues for conveyancing
Independent quality checks

Cost: Typically cost between £400-£900

2025 Cost Breakdown by Region

Survey costs vary significantly across the UK. Here’s what you can expect to pay in different regions:

London and South East House surveys in London are typically more expensive but that’s because the amount you’ll pay for house surveys will depend on the value of your house. And as London has the highest average house prices in the UK this is reflected in that.

Level 1: £400-£1,100
Level 2: £500-£1,200
Level 3: £800-£2,000+

North West (Manchester, Liverpool)

Level 1: £300-£800
Level 2: £400-£900
Level 3: £600-£1,400

Midlands (Birmingham, Coventry)

Level 1: £300-£750
Level 2: £400-£850
Level 3: £650-£1,300

Other Regions

Level 1: £290-£700
Level 2: £380-£800
Level 3: £630-£1,200

Factors That Affect Survey Costs

Understanding what influences survey pricing can help you budget more accurately:

Property Value

Most surveyors base their fees partly on property value. If the property you’re buying is worth £200,000 and you want a RICS Home Survey Level 1 – the most basic type – it could cost around £400. But if you’re buying a £1 million home and you’re seeking a RICS Home Survey Level 3 – also known as a full structural survey – you’re likely to be paying upwards of £1,500.

Property Size and Complexity

Larger properties take longer to survey
Unusual architectural features increase complexity
Multiple outbuildings add to inspection time
Access issues can extend survey duration

Location

Survey fees in densely populated areas or regions with a higher cost of living, like London or the Southeast, generally exceed those in other parts of the country.

Survey Timing

Peak buying seasons (spring/summer) may see higher demand and pricing.

Additional Costs to Consider

VAT

Most surveyors charge VAT on their services, typically at a rate of 20%, so be sure to account for this when budgeting for your survey.

Specialist Surveys

If your main survey identifies specific issues, you might need additional specialist surveys:

Structural engineer report: £500-£1,500
Damp survey: £200-£500
Asbestos survey: £300-£600
Electrical survey: £200-£400

Travel Costs

If the property is located far from the surveyor’s office, you may incur additional travel expenses, which could increase the overall cost.

New Build Properties: Snagging Surveys

If you’re buying a new build, you’ll need a different type of survey called a snagging survey. A snagging survey will identify defects or problems which need fixing before you move in. A professional snagging survey on a new build should spot minor issues like a door that’s misaligned and catching on the carpet to something more serious that could affect the structure of your home. These typically cost between £300 and £600.

How to Choose the Right Survey Type

Use this decision matrix to help determine which survey level is right for you:

Your Situation	Recommended Survey
Modern property (built after 1980) in good condition	Level 1
Standard property built 1950-1980 in reasonable condition	Level 2
Property built before 1950	Level 3
Listed building or unusual construction	Level 3
Planning major renovations	Level 3
Property showing signs of problems	Level 3
Limited budget but need some reassurance	Level 1
First-time buyer wanting comprehensive information	Level 2 with Valuation

Money-Saving Tips for House Surveys

Shop Around

Make sure you shop around and get quotes from multiple surveyors. Prices can vary significantly, even for the same type of survey.

Choose Local Surveyors

A local surveyor is likely to have a better knowledge of market values in the area, and may charge less for travel time.

Check Credentials

Ensure your surveyor is properly qualified:

RICS members will have MRICS or FRICS after their name
RPSA members should be current and active

Group Discounts

If you’re purchasing a property as part of a group, such as a housing development, inquire about group discounts that may be available for multiple surveys.

Negotiate

Some surveyors may be willing to negotiate their fees, especially if you’re a repeat customer or if the property is relatively straightforward to survey.

Common Survey Findings and Potential Costs

Understanding what surveyors commonly find can help you prepare for potential additional expenses:

Damp Issues

Rising damp can damage not just the property, but the inhabitants’ health, and requires fast action to remedy. The cost to treat rising damp is around £2,750.

Mould Problems

The cost to remove mould from a single, large room can range from £220 to £280, while larger issues such as a mould infestation throughout the entire property can cost closer to £725 to £1,100.

Boiler Replacement

New boiler installation costs start at £2,000 in the UK.

Structural Issues

Costs can vary dramatically depending on the severity, from hundreds for minor repairs to tens of thousands for major structural work.

Making the Most of Your Survey

Before the Survey

Research your surveyor’s credentials
Provide access details and any specific concerns
Ask if you can attend the final 10 minutes to discuss findings

During the Survey Process

Talk to your surveyor about any particular concerns you would like them to look into while undertaking the survey.

After Receiving Your Report

Read the report thoroughly
Get quotes for any recommended work
Use findings to negotiate with the seller
Consider whether to proceed, renegotiate, or walk away

Survey vs Mortgage Valuation: What’s the Difference?

A mortgage valuation is not a survey. It is a cursory look at a property to assess how much the property is worth. Your mortgage lender requires a valuation to ensure the property is sufficient security for the loan.

Key differences:

Mortgage valuation: For lender’s benefit, basic value assessment only
House survey: For buyer’s benefit, detailed condition assessment

Never rely on a mortgage valuation as a substitute for a proper house survey.

When Surveys Go Wrong: Your Options

If your survey reveals significant problems, you have several options:

Negotiate the price down – Use repair cost estimates to justify a price reduction
Ask the seller to fix issues – Request repairs before completion
Walk away – If problems are too severe or expensive
Get specialist advice – Commission additional surveys for complex issues

Timeline: When to Book Your Survey

With homebuyer surveys, the best time to get it done is as soon as your offer on a house has been accepted. This shows the seller that you’re a serious buyer, it will speed up the buying process if you move quickly and if the survey reveals major problems, you can either negotiate a lower price or walk away.

Typical timeline:

Day 1: Offer accepted
Day 2-3: Book survey
Day 5-10: Survey conducted
Day 7-14: Receive report
Day 14-21: Make decision on findings

Final Thoughts: Is a House Survey Worth It?

In 2025, home surveys cost between £380 and £630 on average. While this might seem like an unnecessary expense when you’re already stretching your budget, consider this: the average cost of a survey is often less than what many people spend on their monthly shopping.

Yet a survey could potentially save you thousands of pounds in unexpected repair costs, or give you the confidence to proceed with your purchase knowing exactly what you’re taking on.

The bottom line: Unless you’re buying a brand-new property, a house survey isn’t just recommended – it’s essential. The question isn’t whether you can afford to get a survey, but whether you can afford not to get one.

Remember, you might use the unbiased information from the survey to renegotiate the price. If you find for example it needs £15,000 of roof repairs, it is reasonable to ask for £15,000 off the price.

Choose the right level of survey for your property and circumstances, shop around for the best deal, and remember that a few hundred pounds spent now could save you thousands later. Your future self will thank you for taking this crucial step in the home-buying process.