Questions to Ask a Surveyor Before and After Your Survey

To get a useful report, you must ask the surveyor about their qualifications, the recommended survey level, what the inspection excludes, the expected turnaround time and whether they will provide a phone call afterwards. Reading the terms of engagement before you pay ensures you know exactly what you are buying. Asking the right questions gets a more useful report and a clearer phone call afterwards.

Is the surveyor qualified and regulated

Consumer group Which? states that no matter who you use, you must check they are registered with the Royal Institution of Chartered Surveyors or the Residential Property Surveyors Association. The RPSA is a recognised body for residential surveyors with its own specific survey products.

If you choose an RICS member, look for the designations AssocRICS, MRICS or FRICS after their name. The firm itself should use the words RICS Regulated in its literature. You can check your surveyor is qualified by searching for both the individual and the firm on the official RICS Find a Surveyor service. Members maintain strict rules of conduct and hold professional indemnity insurance to protect you if something goes wrong.

You might be introduced to a surveyor by the professionals helping you buy your home. Which? warns that if an estate agent or lender recommends a surveyor, you should research them yourself, since the recommender may receive a commission. Finding your own surveyor lets you compare their experience before you commit.

Is the quote like for like

Comparing quotes is only useful if the firms are offering exactly the same product. A quote for a Level 2 survey from one firm might exclude a valuation, while a slightly higher quote from another firm might include it. You must ask whether the quote covers the exact same level of inspection and whether a valuation is part of the fixed fee.

You should also ask when the inspection will happen and when you will receive the final document. Turnaround times vary. Which? states that the surveyor should tell you how long the report will take, but it should not be longer than five days for Level 1 or 2, or ten days for Level 3.

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.

This table shows the longest a report should take after the inspection, according to Which?.

These are guideline limits, not guarantees, so ask the surveyor how long your report will take.

Which level suits this home

Home surveys follow three standard RICS levels, and you must ask the surveyor which one they recommend for the specific property. Age and asking price alone do not establish the suitability of a survey level. You need a firm price from an RICS surveyor for the exact property based on its unique characteristics.

According to RICS guidance, the survey you need depends on the age, size, condition, complexity and originality of the property. Level 1 describes the condition of the home, flags risks and highlights urgent defects. This option suits conventional, newer homes in good condition. Inspections usually take one to two hours.

Level 2 is still widely called a HomeBuyer Report. It suits conventional homes in reasonable condition and adds advice on repairs and ongoing maintenance. You can buy a Level 2 report as a survey only, or as a survey and valuation. Inspections usually take two to four hours.

Level 3 is still widely called a building survey or a full structural survey. It is the most detailed option and suits older, larger, altered, unusual or run-down homes, or homes you plan to alter. Inspections take roughly four to eight hours. An RICS member can advise on the type that is right for you.

Reports use condition ratings shown as traffic lights to rank defects. A condition rating 1 means no repair is currently needed. A condition rating 2 means a defect needs repairing or replacing but is not considered serious or urgent. A condition rating 3 means a defect is serious and/or needs to be repaired, replaced or investigated urgently, and written quotations should be obtained before legal commitment to purchase.

New builds and properties in Scotland

If you are buying a brand new home, you may use a snagging survey instead of a standard RICS level. Ask the surveyor which is right for the property.

If you are buying a house in Scotland, the seller must provide a Home Report before marketing the property. This pack includes a Level 2 survey and a property valuation.

What will and will not be inspected

A home survey is a visual, non-intrusive inspection. The surveyor will not lift carpets, move heavy furniture or test the gas and electricity services. Not reading the terms of engagement is a common mistake, leaving buyers surprised when the surveyor does not lift floorboards or move bulky items.

Questions to ask include what the surveyor will be looking for, such as damp, subsidence, infestation, services, dangerous plants and dangerous materials. Lenders may be discouraged by timber-framed properties, thatched roofs, flat roofs and non-traditional construction. If the property has any of these features, ask the surveyor about their experience with that property type and the local area.

If the surveyor cannot access a specific part of the house, they will state this clearly. The RICS Level 1 description explains that where part of the property could not be inspected, the report says so in a Limitations on the inspection box. If you have particular requirements, discuss them with your RICS surveyor before they inspect the property.

Will you talk me through the report

Survey reports contain technical observations, and reading them for the first time can feel daunting. A brief phone call with the person who inspected the property is a good way to understand the findings.

Which? advises that you make sure you can speak directly to the surveyor doing the inspection. They can explain the context of a defect. To see how the inspection itself runs, read what happens on survey day. Ask the firm before you book if a follow-up phone call is included in their standard service. A surveyor who answers this question clearly and offers to talk the report through is a strong sign of good customer service.

Questions after you read the report

Once you receive the finished document, you will likely have a new set of questions. A good surveyor will help you interpret the results without diagnosing hidden defects or giving legal advice. Ask these questions to clarify your next steps:

• Which items need specialists, because you will need to get a builder or contractor quote for specialist work before you try to renegotiate the house price.
• What do the condition rating 3s mean in practice, as these highlight urgent defects or risks and the surveyor can explain what failing to fix them might mean for the building.
• What do you suggest I do first, so you can use the findings to get repair quotes, then decide whether to proceed, renegotiate or walk away, with your conveyancer involved.
• Are any areas not inspected, because the report will state in the limitations box where access was restricted and what further investigation is needed.

Questions about specialists and repair costs

If the report highlights a serious issue, ask the surveyor which items need specialists, then get a builder or contractor quote for that specialist work.

Do not try to renegotiate the purchase price without these repair quotes in hand. Written quotes give your request evidence to rest on, although the seller can still say no.

Ask whether local issues such as flooding may affect the property. Your solicitor will carry out the formal conveyancing searches.

Terms of engagement and complaints

Before you instruct a surveyor, you must read their terms of engagement. This document outlines exactly what the service includes, what is excluded, and your rights as a consumer. Under the Consumer Rights Act 2015, a service must be carried out with reasonable care and skill. If you are unhappy with the service, use the firm's complaints procedure, and take advice from a solicitor on any legal question.

Services arranged online or by phone normally carry a 14-day cooling-off period. This gives you the right to cancel the contract. However, if you ask for the surveying work to start inside that cooling-off period, you must pay for what has been done up to the point you cancel.

Using a regulated professional gives you a clear route for complaints if you feel the surveyor missed a major defect. An RICS regulated firm must have a complaints handling procedure. They must also give consumers free access to an independent alternative dispute resolution provider and hold professional indemnity insurance.

Common questions

Does a mortgage valuation count as a survey?

A mortgage valuation is not a survey. It is a limited check carried out purely for the lender's benefit. Relying on the mortgage valuation is a common mistake.

Will a surveyor tell me if the house is worth the price?

A surveyor will only confirm whether the property is worth the asking price if a valuation is included in your survey package. A Level 2 survey comes as a survey only or as a survey and valuation, so check which your quote includes.

Do I need to arrange formal conveyancing searches?

You do not need to arrange these searches yourself. Your solicitor will carry out formal conveyancing searches, which are separate from the survey.

Can a surveyor diagnose every defect?

No survey guarantees a property is free of defects. Home surveys are non-intrusive, meaning the surveyor will not lift floorboards or remove the contents of roof spaces. Never lift drain covers or disturb materials that may contain asbestos yourself. Where part of the property could not be inspected, this is clearly stated in the report, and the surveyor will recommend further investigation by a specialist.

Do I need a party wall surveyor for an extension?

The Party Wall etc. Act 1996 applies in England and Wales only. A building owner must give written notice before building on or at the boundary, working on an existing party wall, or excavating near a neighbour's foundations. Notice is at least two months ahead for party structure works and one month for new boundary walls. The neighbour has 14 days to respond, and silence counts as a dispute.

Can I act as my own party wall surveyor?

You cannot act as your own surveyor in a party wall dispute. The owners must appoint one agreed surveyor, or one each, who produce a party wall award. The building owner usually pays all surveyors fees where the work is solely for their benefit. Starting party wall work without serving notice can lead to a court injunction. An award can be appealed in the county court within 14 days.

Find a surveyor near you

Asking the right questions early on protects your budget and ensures you buy the correct survey for your new home. Once your offer is accepted, you should book your survey well before exchanging contracts so you have time to act on the results. Ask these questions before you book:

• Are you registered with RICS or RPSA, and can I check for AssocRICS, MRICS or FRICS and the words RICS Regulated on the official RICS Find a Surveyor service.
• Which level do you recommend for this property, and can you confirm suitability, because age and asking price alone do not settle it.
• Is the quote for the exact same level, and does it clearly state whether a valuation is included or excluded.
• When is the inspection and when will I get the report, bearing in mind Which? says the report should take no longer than five days for Level 1 or 2, and ten days for Level 3.
• Can I speak to the surveyor who inspects, because reading complex terms is difficult and a phone call helps you understand the severity of the defects.
• What will you not be able to inspect, and can I read the terms of engagement and the limitations box so I am not surprised when you do not lift carpets.
• Do you have experience with this property type and area, which is vital because lenders may be discouraged by timber-framed properties, thatched roofs, flat roofs and non-traditional construction.
• Get two or three like-for-like quotes that state the survey level, whether a valuation is included and the exact turnaround time.

Comparing local options is the most effective way to secure a thorough inspection at a fair fixed fee. When you are ready to request quotes, you can find a surveyor near you.