Complete Guide to House Surveys for First-Time Buyers

If you're buying your first home, congratulations! It's an exciting milestone. But before you get the keys, there's one crucial step many first-time buyers overlook: getting a professional house survey. This guide explains everything you need to know about home surveys when you're buying a property for the first time.

Why First-Time Buyers Need a House Survey

When you're buying a house, it's likely the biggest purchase you'll ever make. A home survey is your safety net – it tells you exactly what you're buying and reveals any problems before you commit your life savings. Unlike a mortgage valuation, which just tells the lender what the property is worth, a proper house survey is for your benefit.

Many first-time buyers skip this step to save money. But here's the thing: a survey typically costs between £400 and £1,500, while hidden defects can cost tens of thousands to fix. Getting a survey when buying a house makes financial sense.

Real Stories from First-Time Buyers

Sarah, a teacher from Manchester, saved £18,000 on her first property purchase after her RICS Level 2 survey revealed serious damp issues and a deteriorating roof. The survey cost her £550 but helped her renegotiate the purchase price. Without it, she would have faced unexpected repair bills within months of moving in.

Which Type of Survey Do You Need?

The Royal Institution of Chartered Surveyors (RICS) offers three main types of house surveys. The survey you choose depends on the property's age, type, and condition. Let's break down each option:

RICS Home Survey Level 1 (Condition Report)

The RICS Level 1 home survey is the lowest-priced survey option. It's a basic inspection suitable for:

• Newly built properties or those less than 10 years old
• Conventional houses or flats in good condition
• Properties built from common building materials
• Homes in reasonable condition with no major defects visible

This survey provides a traffic light rating system (red for urgent, amber for attention needed, green for no issues) for different elements of the property. It's quick and affordable but less detailed than other survey types.

RICS Home Survey Level 2 (Homebuyer Report)

The RICS Level 2 survey, also known as a homebuyer report or home survey level 2, is the most popular choice for first-time buyers. Around 70% of property buyers choose this option because it offers a good balance of detail and cost.

This comprehensive survey is most suitable for:

• Standard houses, flats, or bungalows
• Properties built after 1900
• Homes in reasonable condition
• Conventional properties with standard construction

The homebuyer survey provides detailed information about the property's condition, including structural movement, damp, timber defects, and the need for repairs. It also includes a market valuation and an insurance reinstatement figure, which helps you determine if you're paying a fair price.

RICS Home Survey Level 3 (Building Survey)

The RICS Level 3 home survey, formerly called a full structural survey or building survey, is the most comprehensive survey available. As a first-time buyer, you might need this if you're buying:

• A property built before 1900
• A home with visible defects or structural problems
• An unusual or non-standard construction type
• A property you plan to renovate extensively
• A listed building or conservation property

This RICS building survey goes into much greater depth than Level 1 or 2 surveys. Qualified surveyors spend more time inspecting every accessible part of the property and provide detailed technical information about construction, materials, and defects.

How Much Does a House Survey Cost?

House survey types and costs vary, but here's what first-time buyers typically pay:

• RICS Level 1: £250-£500 for a standard property
• RICS Level 2: £400-£900 for most homes
• RICS Level 3: £600-£1,500+ for comprehensive surveys

The survey cost depends on the property's value, size, location, and complexity. A flat in London will cost more to survey than a similar property in Wales or Northern Ireland. But remember: the survey pays for itself if it identifies even one significant defect.

What Happens During a House Survey?

Understanding what surveyors do helps you appreciate the value of getting a survey. Here's what happens during a typical RICS home survey:

Before the Survey

Once you've instructed chartered surveyors to conduct your survey, they'll arrange a convenient date – usually within a week or two. You don't need to be present, but many first-time buyers find it helpful to attend. If you do attend, you can ask questions and point out concerns.

During the Inspection

A survey is undertaken by qualified surveyors who will spend 2-4 hours (depending on the property and survey type) examining:

• The roof, chimneys, and guttering
• External walls, windows, and doors
• Internal walls, ceilings, and floors
• The loft space and insulation
• Damp and moisture levels
• Drainage and services visible
• Garages, outbuildings, and boundaries

Surveyors use professional equipment including moisture meters, binoculars for roof inspections, and sometimes thermal imaging cameras to detect hidden problems.

After the Survey

Within 5-7 working days, you'll receive your house survey report. This document is your roadmap to understanding the property's true condition. The survey provides clear information about any defects found, rates their severity, and recommends what action to take.

Understanding Your Survey Report

When your survey arrives, don't panic if it mentions some issues – almost every property has some minor defects. Here's how to read your report:

Traffic Light Ratings

RICS surveys use a simple color-coding system:

• Green (1): No repair is currently needed. Normal maintenance required.
• Amber (2): Defects that need repair or replacement, but not urgent. Plan and budget for these.
• Red (3): Defects that are serious and/or need urgent repair. These are potential deal-breakers.

Common Issues in First-Time Buyer Properties

Surveys reveal common problems that depend on the type of property you're buying:

Modern properties (less than 20 years old):

• Minor snagging issues with finishes
• Inadequate ventilation causing condensation
• Building material defects from construction
• Issues with modern heating systems

Older properties (1960s-1990s):

• Aging roofs needing replacement
• Outdated electrical wiring
• Single-glazed windows needing upgrading
• Damp issues from poor maintenance

Period properties (pre-1960):

• Subsidence or structural movement
• Rot in timber elements
• Original features needing specialist repair
• Outdated heating and insulation

What to Do After Receiving Your Survey

Your survey may reveal defects you didn't expect. Don't worry – you have options:

Option 1: Proceed as Planned

If the survey confirms the property is in reasonable condition with only minor issues, you can proceed with confidence. The survey has given you peace of mind about your purchase.

Option 2: Renegotiate the Price

If the survey reveals significant defects, you can ask the seller to reduce the asking price. Use the survey report as evidence. Many sellers agree to price reductions rather than risk losing the sale. First-time buyers often save thousands this way.

Option 3: Request Repairs

You can ask the seller to fix certain problems before completion. For serious issues like faulty electrics or a leaking roof, sellers might agree to repairs rather than price reductions.

Option 4: Walk Away

If the survey reveals major structural problems or the property is worth significantly less than you're paying, walking away might be the right decision. It's disappointing, but better than buying a property with expensive hidden defects. The survey has just saved you from a costly mistake.

Common Mistakes First-Time Buyers Make

Learn from others' experiences. Here are mistakes to avoid:

Mistake 1: Not Getting a Survey to Save Money

This is false economy. The survey cost is tiny compared to the potential cost of undiscovered problems. Always get a survey when buying a property.

Mistake 2: Choosing the Wrong Survey Type

Don't just pick the cheapest option. The type of survey you choose should match your property. A Level 1 survey on a Victorian terrace house won't give you enough information. Ask qualified surveyors which survey is most suitable for your property.

Mistake 3: Confusing Mortgage Valuation with a Survey

The mortgage valuation is not a survey – it's basic and conducted for the lender's benefit, not yours. It won't tell you about the property's condition or defects. You need a proper RICS home survey in addition to the valuation.

Mistake 4: Ignoring Survey Findings

Some buyers get the survey, see problems, but proceed anyway without addressing them. If your survey reveals defects, take action – renegotiate, request repairs, or reconsider the purchase.

Questions to Ask Your Surveyor

Before booking your survey, ask chartered surveyors these important questions:

• Are you a member of RICS, CIOB, or RPSA?
• How long will the survey take?
• When will I receive the report?
• Can I attend the survey?
• What does the survey include and exclude?
• Do you provide follow-up support if I have questions about the report?
• What happens if you find serious defects?

At I House Survey, our qualified surveyors answer all your questions and provide ongoing support throughout the buying process.

The Buying Process: Where Does the Survey Fit?

Understanding when to get your survey helps with planning:

1. Make an offer: Your offer is accepted by the seller
2. Instruct a solicitor: They handle the legal work
3. Arrange your mortgage: The lender organizes their valuation
4. Book your survey: Do this as soon as possible after your offer is accepted
5. Receive survey report: Review findings and make decisions
6. Complete legal searches: Your solicitor investigates the property
7. Exchange contracts: You're legally committed to buy
8. Complete purchase: The property becomes yours

It's crucial to get your survey early in the buying process, before you exchange contracts. After exchange, you can't back out without losing your deposit.

How Long Does a Survey Take?

From booking to receiving your report:

• Booking to inspection: Usually 5-10 working days
• Inspection duration: 2-4 hours depending on property size and survey type
• Report delivery: 3-7 working days after inspection

So from start to finish, expect 10-14 working days. If you need urgent turnaround, ask surveyors if they can accommodate faster service – many can for an additional fee.

Who Pays for the Survey?

As the buyer, you pay for the survey. The person who organizes a house survey – you – receives the report and benefits from the information. This is different from the mortgage valuation, which the lender may require but you typically pay for.

If the property purchase falls through, you can't transfer the survey to another property or get a refund. This is why some buyers hesitate to pay for surveys. But remember: the survey might save you from buying the wrong property, making it money well spent.

Special Considerations for First-Time Buyers

Buying Through Help to Buy

If you're using the Help to Buy scheme, you definitely need a survey. New build properties can have defects, and getting a snagging survey ensures issues are fixed before you complete.

Buying at Auction

When buying a property at auction, get your survey done before the auction. Once your bid is accepted at auction, you're legally committed to buy – there's no cooling-off period. A pre-auction survey is essential.

Buying in Wales or Northern Ireland

The survey process is similar across the UK, though property laws differ slightly in Scotland. RICS home surveys are recognized throughout England, Wales, Northern Ireland, and Scotland.

Final Thoughts for First-Time Buyers

Getting your first house survey might feel like another expense in an already expensive process. But it's one of the smartest investments you'll make. A survey when buying a house protects you from nasty surprises and gives you negotiating power.

The survey provides peace of mind that the property is worth what you're paying, or reveals defects that help you renegotiate. Either way, you win. Thousands of first-time buyers have saved money or avoided problem properties thanks to professional house surveys.

Don't buy a property blind. Get a professional RICS home survey from qualified surveyors who understand what first-time buyers need. Your future self will thank you.

Related Articles

• Mortgage Valuation vs House Survey: Key Differences
• Understanding RICS Survey Levels 1, 2 & 3
• Property Viewing Checklist Before Your Survey
• Common Structural Problems Found in House Surveys