Receiving a report that recommends further investigations after survey is a normal part of the process, not a final verdict that the property is in bad condition. It simply means the surveyor could not reach a conclusion with reasonable confidence from a visual inspection alone. You will need to bring in a specialist to look closer at a specific issue before you commit to buying the house.
What further investigation means in a survey report
Home surveys are non-intrusive, visual inspections. The surveyor looks at every part of the property they can see and reach safely, but they do not take the house apart. When they spot a sign of a problem but cannot see the cause, they must flag it.
Under the description of the RICS Home Survey Level 2, where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigation should be made. If it was not possible to check any parts, the report says so and, if the surveyor is concerned, tells you about any further investigations needed.
These recommendations often appear under a condition rating 3. This rating means there are defects that are serious and need to be repaired, replaced or investigated urgently. The report will state that written quotations for repairs should be obtained prior to legal commitment to purchase.
Under the Consumer Rights Act 2015, a service must be carried out with reasonable care and skill. A recommendation for further investigation tells you where the visual inspection could not give a confident answer.
Why a surveyor recommends further checks
Surveyors recommend further checks because their standard inspection is limited by what is visible and accessible on the day. They do not carry out specialist tests on services like gas, electricity or plumbing. They also cannot confirm the extent of a hidden defect behind walls, under floorboards or above ceilings.
A recommendation is also made when there are suspected environmental dangers. The surveyor does not make enquiries about contamination or other environmental dangers but should recommend further investigation if they suspect a problem. Similarly, the surveyor does not carry out an asbestos inspection, but the report should emphasise the suspected presence of asbestos containing materials if the inspection identifies that possibility.
Safety is a primary concern during the inspection and for you as the buyer. You must never attempt to investigate these issues yourself. Never do the following:
- Open up floors or lift fixed floorboards.
- Lift inspection chamber covers or drain covers.
- Enter lofts if there is no safe access.
- Climb on roofs or use ladders to reach high areas.
- Disturb suspected asbestos containing materials.
All investigations are for qualified tradespeople and specialists who have the right training and equipment. If a surveyor tries to guess the cause of a hidden defect without proper testing, they risk giving you incorrect advice.
What the report should tell you
A good survey report does not just leave you guessing. It should tell you which element is affected, why a further investigation is needed and broadly who should carry it out.
According to the RICS consumer guide, where a further investigation is recommended the report lists a description of the affected element and why a further investigation is required. It also provides a broad indication of who should carry out the further investigation.
Condition rating 3 covers defects that need to be repaired, replaced or investigated urgently, so read each item to see whether it calls for a repair quote or a further investigation.
If the wording in your report feels vague, ask your surveyor to explain it. They can talk you through which part of the house is causing concern and why it could not be investigated fully on the day.
Who to call for the investigation
The report should give a broad indication of who should carry out the further investigation. If you are unclear about who to use, ask your surveyor to explain the recommendation in more detail. They can confirm the exact type of specialist you need to search for.
Because properties and problems vary widely, costs and turnaround times for these specialist checks will also vary. You should always ask for written quotes from the specialists you contact. Do not guess how long it will take or how much it will cost.
Depending on the issue, you might need to arrange a cctv drain survey for drains, an independent damp survey for damp, or advice from a structural engineer for structure. Your surveyor can tell you which, if any, applies to your report.
When contacting specialists, explain that you are in the process of buying the house and need the investigation completed before you exchange contracts.
Getting access and agreeing it with the seller
You cannot send a contractor into someone else's home without their permission. The RICS consumer guide advises talking to the owner to ensure they will grant access to allow the investigation to be carried out.
Further investigations may involve opening up parts of the property, so the seller's permission is needed. Do not open anything up yourself. Qualified people carry this out.
Keep your conveyancer informed throughout this process. They need to know that you are arranging further checks, as this will affect the timeline for exchanging contracts. The seller's estate agent can also help facilitate access by explaining to the seller why the check is necessary.
If a seller refuses access for a further investigation, you have to decide whether to walk away from the purchase. Buying a property with an uninvestigated condition rating 3 means you accept the financial risk of whatever the hidden defect turns out to be.
Getting quotes for repairs before you commit
Once the specialist has investigated the issue, they may tell you what repairs are needed. You need written quotes before you make a legal commitment to buy.
The RICS consumer guide states that if repairs are needed, get quotes from at least two experienced contractors before you make a legal commitment to buy. You should ask contractors for references and get quotes in writing.
You must also check whether the repairs need Building Regulations or planning permission. After you have all this information and firm costs, you can negotiate the price with the seller to reflect the work needed.
Get written quotes before you negotiate the price. Your conveyancer should be involved when you decide whether to proceed, renegotiate or walk away.
What the survey does not cover
Understanding the limits of a standard survey helps explain why further investigations are so common. The surveyor is looking for signs of trouble, not dismantling the property to find them. They inspect the property based on strict rules about what they can and cannot touch.
Level 1 and Level 2 standard inspections do not remove secured panels, electrical fittings, inspection chamber covers and other similar features. If the surveyor suspects a problem beneath a cover or panel, they may recommend a further investigation by a suitably qualified person.
In flats, the limitations are even stricter. The surveyor does not inspect drains, lifts, fire alarms and security systems, and external wall systems are not inspected. If the surveyor has specific concerns about these, further investigation will be recommended before making a legal commitment to purchase.
The table below shows the standard survey options and what you can expect to pay before any extra investigations are added.
|
Survey level |
Best for |
Typical cost |
|---|---|---|
|
Level 1 |
Conventional newer homes in good condition |
£300 to £450 |
|
Level 2 |
Conventional homes in reasonable condition |
£400 to £950 |
|
Level 3 |
Older, larger, altered or run-down homes |
£600 to £1,500 or more |
These figures are typical 2026 prices and local quotes will differ.
Extra services your surveyor can offer
Your surveyor's main job ends when they deliver the report. They will not automatically organise the repairs, manage contractors or put a price on the defect they found.
Extra services need separate terms of engagement agreed in writing before the inspection. These extra services include:
- Costing of repairs for defects found during the survey.
- Schedules of works for contractors to follow.
- Supervision of works while repairs are carried out.
- Re-inspection of the property after repairs are finished.
- Detailed specific issue reports on a single defect.
- Market valuation and reinstatement costs.
If you want your surveyor to oversee the repairs or check the property again once the seller fixes a problem, you will need to pay an additional fee. If it is unclear who to use for an investigation, ask your surveyor who to use.
Common questions
Will a further investigation delay my exchange?
It can, because you need to find a specialist, get the seller's permission and wait for written quotes. How long this takes varies. It is better to delay exchange than to buy a house with a severe hidden defect you cannot afford to fix.
Do I have to arrange the further investigation myself?
You will normally need to arrange it yourself, with the seller's permission. The RICS consumer guide advises talking to the owner to make sure they will grant access so the further investigation can be carried out. The RICS consumer guide advises talking to the owner to make sure they will grant access so the further investigation can be carried out. Your surveyor can explain what the report recommends, and extra services need separate terms of engagement.
Who pays for the extra checks?
Ask your conveyancer who pays for any further investigations. You can use written quotes to negotiate the price with the seller.
Can I ignore the surveyor's recommendation?
You can, but it is highly risky. If you proceed to exchange contracts without investigating a condition rating 3, you take full financial responsibility for whatever the problem turns out to be.
Will my mortgage lender see the recommendation?
A home survey is for your benefit. Whether a lender will lend depends on the lender, so tell your conveyancer and mortgage adviser about any recommendation.
Next steps for your purchase
When your report recommends further investigations, you should take action immediately to keep your purchase moving. Follow these steps to get the information you need.
- Read the report carefully and identify exactly which elements need a further check.
- Ask your surveyor to explain the recommendation if the wording is unclear.
- Talk to the seller or the estate agent to request access for the specialist.
- Get written quotes from at least two experienced contractors for any repairs needed.
- Check whether the recommended repairs need Building Regulations or planning permission.
- Ask the contractors for references before you commit to their quotes.
- Keep your conveyancer updated on your progress before you make a legal commitment to buy.
- Use the written quotes to renegotiate the purchase price with the seller if necessary.
If you have not yet booked your initial inspection, getting a thorough report from a regulated professional is the first step. Look for AssocRICS, MRICS or FRICS after a surveyor's name and the words RICS Regulated for the firm, and confirm both on the RICS Find a Surveyor service. You can find a surveyor near you to inspect the property and highlight any areas that need a closer look.
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