A house survey cannot pass or fail a property. It simply describes the condition of the building on the day the surveyor visits, and almost every home has something that needs attention. In 2024 research by the Home Owners Alliance, 30 per cent of buyers who had a survey took action because of the issues it flagged, and 11 per cent of those who skipped a survey found problems after moving in. This guide explains how to read your survey findings, which issues are standard maintenance, and which are serious red flags that need immediate action.
When you receive your survey report, the list of defects can look overwhelming. This happens because the report records every defect the surveyor can see. A finding in your report does not necessarily mean the house is a bad purchase.
The surveyor conducts a visual inspection to protect you from unexpected costs. They look at the visible parts of the property to identify current defects and potential future risks. They will not lift carpets, move heavy furniture or force open stuck windows. Because they cannot see behind walls or under floorboards, they report on the evidence they can see on the surface.
A red flag in a survey refers to severe problems found during the inspection that must be repaired as soon as possible. Minor local damp is closer to a routine finding, whereas structural movement is the clearest red flag and widespread damp needs a specialist. Common red flags in survey reports include:
- Asbestos and poor insulation
- Damp and faulty drainpipes
- Electrical issues and roof issues
- Flat roofing and structural movement
- Infestation and invasive plants
How to read a finding using the condition ratings
Home surveys follow three RICS levels, and reports use condition ratings shown as traffic lights to help you prioritise repairs. Level 1 describes condition and flags urgent defects, suiting newer homes in good condition. Level 2 adds advice on repairs and maintenance for conventional homes, while Level 3 is the most detailed inspection for older or altered properties. Across all these levels, condition rating 1 means no repair is currently needed.
This rating shows up as green in your report. Condition rating 2 means there are defects that need repairing or replacing, but they are not considered serious or urgent, and the property must be maintained in the normal way. This rating shows up as amber.
You will need to budget for these amber repairs in the future, but they should not stop you from moving into the property. Condition rating 3 means the surveyor has found defects that are serious or need repairing, replacing or investigating urgently. This rating shows up as red.
When you see what a condition rating 3 means in your survey report, RICS says written quotations for the work should be obtained before you make a legal commitment to purchase. If the surveyor cannot see enough of a critical area, they will use further investigation wording to tell you what specialist check is required next. You should never ignore a rating 3 or a recommendation for further investigation.
Damp and ventilation problems
Damp is on the list of common red flags. It ranges from a small patch to significant damp throughout the home. A visual inspection cannot diagnose the exact cause of widespread damp.
Minor local damp is closer to a routine finding, and minor local treatment may work to resolve it. However, widespread damp needs a specialist.
Larger damp jobs can mean rebuilding whole walls. If the surveyor gives a condition rating 3 for damp, expect a recommendation for further investigation. You will need to arrange a specialist inspection to understand the exact cause and the cost of the fix.
Typical 2026 prices put a damp survey at £90 to £800. You should get this done before you exchange contracts so you know exactly what you are buying. Trying to renegotiate the house price without a firm damp repair quote is a common mistake.
Roof and guttering issues
The roof protects the entire property from the weather, so surveyors pay close attention to it during their inspection. Roof issues include cracked tiles, faulty guttering or an unstable roof structure. In a Level 1 survey, the surveyor visually inspects the parts of the roof structure that can be seen from the access hatch.
Typical 2026 prices put replacing up to six broken tiles at around £100. However, if the surveyor spots an unstable roof structure or widespread failure of the roof covering, it becomes a major red flag.
Re-tiling the whole roof is a significant expense, typically £5,000 to £7,000. Flat roofing has a shorter lifespan than pitched roofs.
If your survey flags a flat roof, ask the surveyor how soon it may need replacing. Flat roof replacement starts from £1,200. Getting a roofing contractor to quote for the work is the best way to understand your future costs.
Structural movement and cracks
Structural movement is the clearest red flag you can find in a house survey report. Structural movement can result in walls, floors or roofs collapsing.
If the surveyor suspects movement, expect a condition rating 3 or a recommendation to investigate further. The inspection is non-intrusive, so it does not open up the building to find the cause.
You will need a structural engineer or a structural surveyor to assess the severity of the movement. Structural survey fees are typically £270 to £460 for a small property, or £1,500 to £3,000 for a large one. You must never ignore a recommendation to investigate structural movement.
Arrange any specialist survey as soon as possible so that it does not delay your exchange date.
Timber, woodworm and rot
Woodworm and similar infestation can affect the structural integrity of the building. The surveyor cannot lift floorboards to check hidden timbers.
If the surveyor suspects an infestation, expect it to be flagged for further investigation. Typical treatment and repairs for woodworm and similar infestation average £500 to £1,000 in 2026 price figures, and the true cost depends on the extent of the problem.
You should arrange a specialist timber survey if your main report recommends one. The specialist can advise on the extent of the problem and give a written quote for treatment and repairs.
Electrics, drains and services
Surveyors are building experts, not qualified electricians or plumbers. Under the RICS rules for a visual inspection, the surveyor cannot assess the efficiency or safety of electrical, gas or other energy sources. The inspection specifically does not investigate the following areas:
- Plumbing, heating or drainage installations
- The internal condition of any chimney
- The internal condition of any boiler
- The internal condition of any flue
Because the surveyor cannot test services, the report may recommend a specialist test. Leave any electrical or gas checks to a qualified professional.
The same rule applies to the drains. The surveyor does not investigate drainage installations, so a specialist is needed to check the drains. Do not lift drain covers yourself.
Asbestos and invasive plants
Older asbestos-containing materials such as Artex were used until a 1999 ban, and asbestos is dangerous if damaged or disturbed.
The surveyor does not carry out an asbestos inspection, but the report should emphasise the suspected presence of asbestos if the inspection identifies that possibility. If significant levels are found, a specialist is needed. You must never disturb or try to remove suspected asbestos materials yourself.
Invasive plants are another severe problem that surveyors watch for in the garden. Japanese knotweed needs specialist removal. Typical 2026 prices put a small patch at around £2,000 to £3,000.
Typical costs for common survey problems
The table below shows typical prices for investigating or repairing common red flags found in a house survey. You can use these figures as a rough guide when you first read your report.
|
Survey problem |
How serious it is |
Typical next step |
|---|---|---|
|
Widespread damp |
Larger jobs can mean rebuilding whole walls |
Damp survey (£90 to £800) |
|
Damaged roof tiles |
Minor if limited, serious if widespread |
Replace up to 6 broken tiles (around £100) |
|
Old flat roofing |
Shorter lifespan than pitched roofs |
Flat roof replacement (starts from £1,200) |
|
Woodworm infestation |
Can affect structural integrity |
Typical treatment and repairs (£500 to £1,000) |
|
Japanese knotweed |
Destructive and needs specialist removal |
Treat a small patch (£2,000 to £3,000) |
|
Structural movement |
Walls, floors or roofs collapsing |
Structural survey fee (£270 to £460 for a small property, £1,500 to £3,000 for a large one) |
These figures are typical 2026 prices. The actual cost to resolve a problem will differ based on local quotes, the size of your property and the severity of the damage. You should always get your own local quotes before you make a decision.
What to do with your findings
When your survey shows deficiencies, you must find out how serious they are and what they would cost to resolve. The official RICS consumer guide states that you should get quotes from at least two experienced contractors before you make a legal commitment to buy. You need hard numbers, not estimates, to make a sound decision.
Send the relevant pages of your survey to contractors so they know exactly what to quote for. Once you have the repair costs, you can decide whether to proceed with the purchase, renegotiate the price, or walk away entirely. Share the quotes with your conveyancer and involve them in any negotiation with the seller.
If the seller refuses to drop the price or fix the problems, you must decide if you have the budget to pay for the work after moving in. You can explore your bad house survey options to see how other buyers handle a stalemate. Never feel pressured to exchange contracts before you fully understand the repair bills coming your way.
Common questions
Do I have to fix everything on a house survey?
You do not have to fix every single defect listed in your survey report. Condition rating 1 and 2 items are often routine maintenance that you can manage slowly over the years you live in the property. You should focus your immediate budget and attention on condition rating 3 defects, as these are serious and urgent.
Can a house fail a survey?
A property cannot officially fail a survey. The surveyor is there to assess its condition on the day, and they will mark poor areas with low condition ratings rather than issuing a pass or fail. It is entirely up to you and your mortgage lender to decide if the property is still worth buying based on those findings.
Who pays for repairs after a house survey?
The buyer is responsible for paying for any repairs once they own the property. However, before exchanging contracts, you can use the survey findings to ask the seller to drop the purchase price to cover the repair costs. Alternatively, you can ask the seller to complete the repairs at their own expense before the sale completes.
Should I share my house survey with the seller?
If you want to renegotiate the purchase price based on the findings, you will usually need to share the relevant pages and your contractor quotes. Ask your conveyancer whether to share the survey.
How long do I have to act on survey results?
You have until the day you exchange contracts to act on your survey results. Once you exchange contracts, you and the seller are legally bound. This is why you must book your survey early and gather all your repair quotes well before the exchange date.
Next steps for dealing with survey problems
Dealing with survey problems can feel stressful when you are facing a deadline to exchange contracts. When you have your survey report in hand, follow these steps to protect your purchase:
- Read the condition ratings carefully and highlight every defect marked as a rating 3.
- Make a list of the further investigations the surveyor has recommended for electrics, drains or damp.
- Contact local specialists to carry out those extra tests and provide written repair quotes.
- Get at least two like-for-like quotes for the major structural or roofing repairs flagged in the report.
- Give these quotes to your conveyancer to help you renegotiate the purchase price before you exchange contracts.
Taking the time to understand your survey findings ensures you do not buy a property with hidden financial traps. Using those findings to get proper repair quotes puts you in a strong position to negotiate. If you are preparing to buy a home and need to book your inspection, you can find a surveyor near you to get the process started.
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