Find your best local estate agent Start here
How much a house survey costs can vary hugely depending on the type of survey you get. We look at how much different types of surveys can cost, why the costs vary, what you get for your money and how to get survey quotes.
A house survey is a detailed inspection of the condition of a property. The type of survey you choose will determine the level of detail it goes into and how much the house survey costs.
Home buyers usually arrange to have the survey done after they’ve had an offer accepted by a seller. Generally it is the buyer who arranges and pays for the survey.
If the property you’re buying is worth £200,000 and you want a RICS Home Survey Level 1 – the most basic type – it could cost around £400. But if you’re buying a £1 million home and you’re seeking a RICS Home Survey Level 3 – also known as a full structural survey – you’re likely to be paying upwards of £1,500.
The amount a house survey costs will vary depending on 3 key things:
Get instant house survey quotes from Chartered Surveyors in your area.
| LEVEL OF REPORT | WHAT IT COVERS | WHAT TYPE OF PROPERTY IS IT SUITABLE FOR? | TYPICAL COST |
|---|---|---|---|
| RICS Home Survey Level 1 | Visible defects and a condition rating, highlighting issues in need of urgent investigation | Standard properties, new homes | £300 – £900 |
| RICS Home Survey Level 2 | Condition of property with relative importance of any problems, advice on issues and repairs needed | Standard properties in reasonable condition | £400 – £1000 |
| RICS Home Survey Level 3 | This full structural survey gives in depth view of property condition and can also include estimate of costs for repairing defects | For older (50 years +), larger, unusual properties, as well as those in poor condition | £630 – £1500 |
| Level of report | £100k – £249k | £250k – £349k | £350k – £499k | £500k – £1m |
|---|---|---|---|---|
| RICS Home Survey Level 1 | £300 – £500 | £500 – £600 | £600 – £700 | £700 – £900 |
| RICS Home Survey Level 2/ RPSA Home Condition survey | £400 – £600 | £600 – £700 | £700 – £800 | £800 – £1000 |
| RICS Home Survey Level 3 | £630 – £800 | £800 – £900 | £900 – £1,100 | £1000 – £1,500 |
The different types of surveys go into different levels of detail. As such, the cost varies too. So when you’re asking how much does a house survey cost, it’s important to establish what type you’re looking for.
The names of the different types of surveys may look different to what you’re expecting. That’s because in March 2021, RICS implemented a new Home Survey Standard which also launched the new formats for the Home Survey reports. So what was once known as condition report, homebuyer survey and building survey have been changed and updated.
Here’s what RICS home surveys are called now, what they include and how much they cost:
A Home Survey Level 1 (previously a RICS Condition Report) typically costs between £300-£900, depending on the location of the property and its value.
A Home Survey Level 2 (previously a Homebuyer survey) is more detailed and is the most popular option, according to RICS. The cost of a Home Survey Level 2 generally varies from £400 to £1000 depending on whereabouts the property is located and its value.
You can choose from two options in this category – a Home Survey Level 2 with or without valuation. It you choose a Home Survey Level 2 with valuation, this will also include a valuation and an insurance reinstatement value. Home Survey Level 2 with valuation cost from around £500. For more information about what is included in a Home Survey Level 2, see our advice guide Homebuyer survey explained.
These surveys are offered by the Residential Property Surveyors Association (RPSA) rather than RICS. Home condition surveys are similar to the RICS Home Survey Level 2. They offer clear colour coded ratings for quick identification of important issues. They also claim to offer jargon-free reports.
Home Condition Surveys typically cost between £400-£900.
A RICS Home Survey Level 3 is quite the mouthful, so it’s no surprise it’s more commonly referred to by its old name: a full structural survey. Let’s look at this next.
RICS Home Survey Level 3 – also known as a building survey or full structural survey – is the most thorough survey offered by RICS. Full structural surveys are more expensive, ranging from around £630 to £1,500 – or even more – depending on the value of the property. But they can be a worthwhile investment. Here’s why:
Get instant house survey quotes from Chartered Surveyors in your area.
Your survey can cost more if your survey uncovers certain issues and your surveyor recommends that you get a specialist survey done.
We advise speaking to your surveyor first about the issues they have highlighted. They may be able to shed more light on the severity of the problem.
Read our guide for advice on what to do after getting a bad home survey report.
If a survey brings to light problems with the property, then you may want to use this information to renegotiate the price. For example, if the property has a damp problem that will cost £5,000 to fix, it’s reasonable to ask to take this figure off the sale price. Alternatively you may ask the seller to fix the problem before you buy. Or you may wish to reconsider buying the property.
Your conveyancing solicitor will also have a copy of your survey. If you have any concerns or want to talk through your options, speak to them first as they will be able to advise based on their years of experience handling property transactions. They can formally propose next steps, whether requiring repairs or money off the sale price, to the sellers solicitor.
The point of having a survey is to make you aware of potential pitfalls with the property. As discussed above, the level of detail will depend on which type of survey you choose. If you don’t have a survey, there could be major – and expensive – problems with the property that you only become aware of after completion. So while having a survey may cost you in the short term, it could mean you avoid facing unexpected costs in the future.
Some people have a full structural survey every time they buy a house to ensure they have a comprehensive report of all the issues in front of them. Others want a light touch survey to reassure them of the fundamentals.
Find local surveyors to discuss your options and get quotes now
When it comes to finding and choosing a surveyor, don’t just go with the one recommended by your bank, estate agent or mortgage lender. It can end up costing you more and can take longer.
Instead, you can ensure you are getting a good surveyor at a fair price by comparing quotes from several different firms using our tool below.
Get instant house survey quotes from Chartered Surveyors in your area.
If you’re buying a new build home, you’ll want to get a snagging survey. These surveys can identify problems that range from small, cosmetic issues to significant, structural problems. Your new build snagging survey will ideally take place before exchange. But if your developer won’t allow this, arrange for your new build snagging survey to be done as soon as you can after moving in. New build snagging surveys typically cost from £300.
A snagging report will:
Your new build snagging report will be sent to you and directly to the developer. And if you’ve found your developer to be unresponsive to your calls for action, an independent snagging survey will add weight to your complaints.
HomeOwners Alliance is proud to have teamed up with one of the best known snagging inspectors in the UK, New Build Inspections. Unlike many other snagging companies, they never work for developers or builders so can retain their independence. Get a free, no obligation snagging survey quote from new build inspectors now.
A snagging survey is there to spot problems with your new build home. We can connect you with an independent on-site snagging inspector today.
Buying a house is expensive enough, so you don’t want to pay over the odds for your survey. Once you know the type of survey you need, shop around to get different quotes.
Get instant house survey quotes from Chartered Surveyors in your area.
When you apply for a mortgage your lender will carry out a valuation on the property. This is sometimes called a valuation survey – a term which often causes confusion. A mortgage valuation survey is simply a cursory look at the property to assess its worth and so the lender knows your property is worth lending against. It is intended for the lender’s eyes only so doesn’t take the place of a homebuyer survey.
The cost of a mortgage valuation varies, usually according to property value; the higher the purchase price the bigger the fee. Each lender has their own scale.
For example:
However, lots of lenders are currently offering free valuations across their ranges. So factor this in as part of the overall value when you’re comparing deals. And make sure you view a free valuation as part of a package – it almost certainly won’t be worth paying a much higher interest rate just to get a free valuation.
Get fee free mortgage advice from our partners at L&C. Use the online mortgage finder or speak to an advisor today.
If you’re selling a property in Scotland you must obtain a Home Report, which contains information about the condition of the property, which is available to prospective buyers for the duration the property is on sale. However, there are some exceptions to this rule. New build properties do not need a Home Report.
Home Reports in Scotland typically cost between £300 and £850, depending on the size of your home, its location and the surveyor you choose.
House surveys in London are typically more expensive but that’s because the amount you’ll pay for house surveys will depend on the value of your house. And as London has the highest average house prices in the UK this is reflected in that.
However, London is a busy market and there are lots of RICS Building Surveyors so competition is strong. Make sure you shop around.
Get instant quotes from chartered surveyors with our find a local surveyor tool
Yes, if you want the most thorough survey, are buying an older property, a listed property, a property in poor condition, or something of unusual construction or design, then it’s probably worth paying more. The same is true if you’re planning to carry out renovations. A full structural survey – also known as a RICS Home Survey Level 3 – is the most detailed type of survey offered by RICS. It is also the most expensive type of condition survey they offer. As buying a home is likely to be one of the biggest purchases you make, getting reassurance from an independent expert who will inspect the property’s condition, is likely to be a worthwhile investment.
A structural survey, also known as a building survey – or Home Survey Level 3 – will typically set you back between £630 and £1,500 – and potentially even more. The exact cost will depend on the size and value of the property, and where it’s located. Say, for example, you’re looking to purchase a £1 million property, you could expect to pay upwards of £1,500 for a full survey.
Yes sometimes. If it’s the cupboard under the stairs or it’s a cupboard that contains the boiler or electrics, then yes they will – as long as they can access it. But they’re unlikely to go through kitchen cupboards and wardrobes. It is the role of a surveyor to ascertain whether a property is structurally sound, so rooting around in cupboards is unlikely to be helpful. Surveyors will also not lift floorboards or check any inaccessible areas of the property. Their job is to check what is visible to them. Read more in our guide What does a surveyor do?
No, a property cannot officially ‘fail’ a survey, but it can be marked poorly with low condition ratings. If a property scores badly, it may mean the house isn’t safe. The surveyor may, for example, flag significant structural problems they’ve found. Some of the biggest survey problems include roof issues and damp. Based on this information, you may want to renegotiate the price or even decide not to proceed. See our guide on what to do after a bad house survey report. As a survey takes place before exchange, you have the option to pull out – but will lose any money you’ve paid so far on the survey and local searches. That’s why Home Buyers Protection Insurance is a good idea.
HomeOwners Alliance Ltd is registered in England, company number 07861605. Information provided on HomeOwners Alliance is not intended as a recommendation or financial advice.
Mortgage service provided by London & Country Mortgages (L&C), Unit 26 (2.06), Newark Works, 2 Foundry Lane, Bath BA2 3GZ, authorised and regulated by the Financial Conduct Authority (FRN: 143002). The FCA does not regulate most Buy to Let mortgages. Your home or property may be repossessed if you do not keep up repayments on your mortgage.
HomeOwners Alliance Ltd is an Introducer Appointed Representative (IAR) of Seopa Ltd, for home insurance, authorised and regulated by the Financial Conduct Authority (FCA FRN: 313860).
HomeOwners Alliance Ltd is an Introducer Appointed Representative (IAR) of LifeSearch Limited, an Appointed Representative of LifeSearch Partners Ltd, authorised and regulated by the Financial Conduct Authority. (FRN: 656479).
Independent Financial Adviser service is provided by Unbiased, who match you to a fully regulated, independent financial adviser, with no charge to you for the referral.
Bridging Loan and specialist lending service provided by Chartwell Funding Limited, registered office 5 Badminton Court, Station Road, Yate, Bristol, BS37 5HZ, authorised and regulated by the Financial Conduct Authority (FRN: 458223). Your property may be repossessed if you do not keep up repayments on a mortgage or any debt secured on it.
