The surveyor visits your property to assess its condition for the person buying it. The surveyor is there for the buyer, and you cannot fail the survey by being helpful. The inspection is non-intrusive, meaning they rely on what they can see and access easily during their walk around the building. You can read more about what happens on survey day to understand their routine.
According to the RICS description of a Level 2 survey, the surveyor uses basic equipment such as a damp meter, binoculars and a torch. They use a ladder for flat roofs and for hatches no more than 3m above level ground outside, or above floor surfaces inside, if it is safe to do so.
If it is safe and reasonable, the surveyor will enter the roof space to check the timbers. They do not move or lift insulation material, stored goods or other contents while they are up there. They inspect the visible parts of the roof structure.
Understanding the different survey levels
Home buyers usually choose one of three RICS survey levels based on the age and condition of your property. Level 1 describes the general condition, flags risks and urgent defects, and suits conventional, newer homes in good condition. Level 2 is widely called a HomeBuyer Report and suits conventional homes in reasonable condition. It adds advice on repairs and maintenance, and buyers often weigh up a level 2 or level 3 survey based on the property age.
Level 3 is often called a building survey or full structural survey. It is the most detailed option and suits older, larger, altered, unusual or run-down homes. Buyers also choose this comprehensive level if they plan to alter the property significantly after they move in.
Surveys are sold at a fixed fee quoted up front. The price is driven by the survey level, property value, size, age, complexity and location. The table below shows how the different levels compare in price.
|
Survey type |
Estimated cost |
|---|---|
|
Level 1 |
£300 to £450 |
|
Level 2 |
£400 to £950 |
|
Level 3 |
£600 to £1,500 or more |
These figures are typical 2026 prices, and local quotes will differ. The surveyor usually sends the final report to the buyer within about 3 to 10 working days.
Who is paying and what you can ask
Official RICS consumer guidance explains that in England, Wales and Northern Ireland the prospective buyer pays for the survey and receives the report. Sellers may also commission one, but it is normally the buyer who arranges the inspection. In Scotland it is the seller's responsibility to organise a Home Report before marketing the property, so this guide applies to the English and Welsh process.
The buyer might also have a mortgage valuation booked. A mortgage valuation is not a survey. It is a limited check carried out purely for the lender's benefit to confirm the property is adequate security for the loan.
Because the buyer pays for the survey, the surveyor works for them. The buyer receives the report, so do not expect the surveyor to share their findings with you.
Making access easy
The surveyor needs to move freely around your home to inspect the walls, floors, ceilings and windows. Before they arrive, clear pathways through every room so they do not have to step over personal belongings. Move everyday clutter, laundry and boxes so the surveyor can walk from one end of the room to the other without tripping.
The RICS vendor liaison checklist says the surveyor will ask you on arrival to open any hatches and access panels that you would open during the normal use of the property. Make sure these panels are unlocked and easy to reach. Think about the hatches and panels you use normally, such as the loft hatch, and do not dismantle anything.
Leave the keys for all locked doors and windows in an obvious place, such as the kitchen counter. Leaving keys out saves time and helps avoid areas being missed from the report.
Paperwork to have ready
The surveyor or estate agent will often ask you to complete a vendor questionnaire before the inspection takes place. Completing this questionnaire in advance gives you time to locate all the necessary information about your property. The questionnaire asks whether the property has concealed access hatches or doorways that can be opened, and whether any parts cannot be inspected because of restricted access.
It also asks whether you have information on warranties and guarantees relevant to the property. Government advice on preparing to sell a home lists several important documents you should gather.
- FENSA or CERTASS certificates for replacement windows.
- Planning permission and building regulation certificates for any extensions or alterations.
- Any guarantees, warranties and previous surveys for the property.
Give these documents to your estate agent or conveyancer rather than handing them directly to the surveyor on the day. Your conveyancer will pass the formal paperwork to the buyer's legal team to review alongside the survey results.
What the surveyor will not do
The survey is a visual inspection, so the surveyor will not cause damage to your home to see what is behind the walls. The RICS Level 2 rules clearly state that the surveyor does not force or open up the fabric of the building. They will not do the following things during the inspection.
- Take up fitted carpets, fitted floor coverings or floorboards.
- Move heavy furniture to look behind it.
- Remove the contents of cupboards or empty your roof spaces.
- Remove panels that are screwed shut or secured.
- Undo any electrical fittings.
You do not need to move heavy wardrobes or unroll fitted carpets before they arrive. The surveyor expects a home to be furnished and lived in. They will note in the report any parts that could not be checked.
How the surveyor records parts they cannot reach
If the surveyor cannot see a part of the building because it is blocked or locked, they do not guess what condition it is in. The RICS Level 2 standard says the surveyor notes in the report if it was not possible to check any parts the inspection would normally cover. Elements that are not inspected are marked 'N I'.
When a buyer sees 'N I' in their report, it means the surveyor could not assess that area. This may prompt the buyer to ask questions. Clearing access helps avoid this uncertainty and keeps the sale moving smoothly.
For the areas they can see, the surveyor uses condition ratings shown as traffic lights. A rating of 3 means defects that are serious and/or need to be repaired, replaced or investigated urgently.
What not to worry about
Many sellers worry that a scuffed wall, a messy bedroom or an overgrown lawn will lower the value of their home. Everyday untidiness does not affect the surveyor's assessment of the building's structural integrity. You do not need to deep clean the house or repaint walls just for the surveyor.
Do not try to hide damp patches, cracks or structural problems with furniture or fresh paint. Do not conceal anything. The surveyor reports what they can see, and hiding a problem is not the way to help.
You must answer all questions truthfully when completing the vendor questionnaire or speaking to the surveyor. Your conveyancer handles the formal disclosure of any known defects, boundary disputes or planning issues through the property information form. If you are unsure what you must declare, ask your conveyancer for guidance rather than hiding it from the surveyor.
Regulation and consumer protection
Surveyors must follow strict professional standards when inspecting your home. You can check their credentials by looking for AssocRICS, MRICS or FRICS after their name, and the words RICS Regulated for their firm. You can confirm both on the RICS Find a Surveyor service. Another recognised body for residential surveyors is the RPSA, which provides its own survey products.
RICS regulated firms must have a complaints handling procedure and hold professional indemnity insurance. They must also give consumers free access to an independent alternative dispute resolution provider. Under the Consumer Rights Act 2015, a service must be carried out with reasonable care and skill.
If the buyer arranged the survey online or by phone, it normally carries a 14-day cooling-off period. If they ask for the work to start inside this period, they pay for what has been done. These protections are for the buyer as the surveyor's client.
Safety and what to leave to professionals
Preparing your home should never put you at physical risk. Do not climb ladders to check the roof, clear gutters or inspect high walls before the surveyor arrives. The surveyor decides what is safe to inspect.
Do not dismantle fixed items, lift heavy cast iron drain covers or enter dangerous areas like an unboarded loft space. Do not disturb materials that may contain asbestos, such as old floor tiles or textured ceiling coatings. Leave all structural checks and physical investigations to the visiting professional.
If an area is simply too dangerous or difficult to access, leave it alone. The surveyor will assess the risk on the day and note any access restrictions safely in their report.
Common questions
Do I need to leave the house during the survey?
You do not have to leave your home, but many sellers step out to give the surveyor space to work. If you choose to stay, let them work quietly and avoid following them from room to room. Keep pets safely in a separate room or in the garden so they do not get in the way.
Will a messy house result in a bad survey?
Clutter on its own is not something you can promise will make no difference to the report. However, if clutter prevents the surveyor from reaching the walls, windows or loft hatch, they will record those areas as not inspected. Clearing a path helps them complete a thorough check without delays.
Can I ask the surveyor how the inspection went?
The surveyor is acting for the buyer, and the buyer receives the report. If the buyer wants to discuss the results with you later, they will do so through the estate agent or conveyancer.
What happens if the surveyor finds a problem?
If the surveyor finds a serious defect, they report it to the buyer, and a condition rating of 3 covers defects that are serious and/or need to be repaired, replaced or investigated urgently. The buyer might then seek repair quotes to understand the cost of fixing it. Depending on the quotes, the buyer may proceed as planned, ask to renegotiate the purchase price, or walk away from the sale.
What happens if the surveyor misses a problem?
The surveyor is acting for the buyer, so any complaint about the report is a matter for the buyer. Ask your conveyancer if you are unsure about your own position.
Next steps for a smooth survey day
Helping the surveyor do their job protects the buyer's timeline and keeps your property sale on track. Follow these simple steps in the days leading up to the inspection to ensure everything goes smoothly.
- Complete and return the vendor questionnaire if the surveyor or estate agent sends you one.
- Gather your building regulation certificates, FENSA certificates and warranties, and give them to your conveyancer.
- Clear pathways to the loft hatch, utility meters, boiler and electrical consumer unit.
- Unlock any internal access panels, outbuildings, side gates and window locks, or leave the keys on the kitchen counter.
- Move ordinary clutter so the surveyor can reach the walls and windows without obstruction.
- Keep pets secure and give the surveyor quiet space to work on the day.
If you are buying an onward property and need an independent inspection of your own, you can find a surveyor near you to check its condition before you exchange contracts.
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