Homebuyer Surveys: Which Should You Choose

Buying a house? Congratulations! You’re about to embark on an emotional rollercoaster filled with excitement, stress, and a sudden obsession with Rightmove. But before you pop the champagne, let’s talk about something very important: homebuyer surveys – AKA the thing that stops you from buying a house that looks perfect on the outside but is secretly held together by hope and wallpaper.

There are three main types of homebuyer surveys in the UK, each suited to different types of properties and buyers. Let’s break them down so you know which one’s right for you!

1. The Condition Report (Level 1 Survey) – For Those Who Just Want a Quick Once-Over

Best for: New-builds or relatively new properties in good condition.

Cost: Around £250-£400

What it covers:

• A basic overview of the property’s condition

• Highlights any urgent issues

• Traffic light system to show what’s fine and what’s a potential headache

What it doesn’t cover:

• No deep dives or valuation

• No detailed inspection of hidden problems

• No advice on repairs

Scenario:You’re buying a modern, well-maintained flat that looks like it was built yesterday. You just want a professional to give it a quick once-over and confirm it’s not about to collapse.

Verdict: Cheap and cheerful, but not ideal if you’re buying anything older than your favourite jumper.

2. The Homebuyer Report (Level 2 Survey) – The "Middle of the Road" Option

Best for: Standard properties (think 1930s semi-detached, modern townhouses).

Cost: Around £400-£800

What it covers:

• More detail than the Condition Report

• Highlights structural issues like damp, subsidence, or dodgy electrics

• Includes a market valuation and reinstatement cost (for insurance purposes)

What it doesn’t cover:

• No poking into walls, floorboards, or lofts – just a surface-level check

• Won’t tell you how much repairs might cost

Scenario:You’ve fallen in love with a 1970s family home. It looks fine, but you’re not an expert in spotting hidden horrors. The Homebuyer Report gives you peace of mind – or at least an idea of what you’re getting into before you commit.

Verdict: A solid middle-ground for most buyers – not too basic, not too expensive.

3. The Full Building Survey (Level 3 Survey) – The “Tell Me Everything” Report

Best for: Older, larger, unusual, or fixer-upper properties.

Cost: Around £600-£1,500+

What it covers:

• A comprehensive top-to-bottom inspection

• Checks for major and minor structural issues

• Advice on necessary repairs and maintenance

• The surveyor will poke, prod, and crawl into every accessible nook and cranny

What it doesn’t cover:

• Won’t include a market valuation (but can be added separately)

• Still won’t tell you exact repair costs, but gives you a very good idea

Scenario: You’ve found a charming Victorian terrace with "character" (AKA creaky floors, cracks in the walls, and a suspicious damp smell). You know it needs some work, but you need to find out whether it’s a money pit or a worthwhile project.

Verdict: The best option if you’re buying an old or quirky property, or if you just want to know everything before you sign on the dotted line.

When Should You Instruct a Survey?

• AFTER your offer is accepted (but before exchanging contracts). You don’t want to fork out for a survey if your offer isn’t even accepted yet!

• Give yourself time to review the results and renegotiate the price if needed.

• If the survey highlights major issues, you might want to rethink the purchase – or at least budget for repairs.

Final Thoughts

Skipping a survey to save money is a bit like buying a used car without checking under the bonnet. Sure, it might be fine – but if it turns out to be a disaster, you’ll be kicking yourself later.

So, whether you’re buying a shiny new build, a cosy semi, or a 300-year-old cottage with a "history", there’s a survey to suit your needs. And trust me – when it comes to home buying, a little knowledge now can save you a LOT of stress later! 🏡🔍