The Ultimate House Survey Checklist: What to Inspect Before Buying or Selling

Purchasing a property is likely one of the most significant investments you’ll make in your lifetime. A comprehensive house survey checklist is your first line of defense against costly surprises and hidden defects. Whether you’re a first-time buyer or an experienced property investor, understanding what to look for during a property inspection can save you thousands in unexpected repairs and give you powerful negotiation leverage.

In this guide, we’ll walk you through a detailed house survey checklist, explain how to prioritize inspection points, identify red flags, and determine when professional expertise is necessary. By the end, you’ll be equipped to make truly informed decisions about your property purchase or sale.

Why a House Survey Checklist Is Critical

A thorough house survey is essential for several reasons. First, it helps identify potential structural issues, dampness, or defects that might not be immediately visible during a casual viewing. These problems could significantly impact the property’s value and require costly repairs in the future.

Second, a comprehensive survey provides you with a clear understanding of the property’s condition, allowing you to make an informed decision about whether to proceed with the purchase and at what price. Armed with detailed knowledge about the property’s condition, you can negotiate repairs or price adjustments with the seller.

Finally, a house survey checklist ensures you don’t overlook important aspects of the property during your inspection. With so many elements to consider, from the roof to the foundation, having a structured approach helps you systematically evaluate each component.

A systematic approach to property inspection can reveal critical issues

Exterior Inspection Checklist

The exterior of a property often reveals telling signs about its overall condition. A thorough external inspection can highlight potential structural issues, water damage, and maintenance requirements. Use this house survey checklist to examine all exterior elements systematically.

Roof Assessment

• Check for missing, cracked, or slipped roof tiles/slates
• Inspect the condition of flat roof coverings for cracks or blistering
• Examine chimney stacks for stability and proper flashing
• Look for sagging or uneven roof sections that may indicate structural issues
• Check gutters and downpipes for proper attachment, leaks, and blockages
• Inspect soffits, fascias, and bargeboards for rot or damage

Pay special attention to roof coverings and chimney condition

External Walls and Structure

• Examine walls for cracks, particularly around windows and doors
• Look for signs of subsidence, such as diagonal cracks or leaning walls
• Check brickwork or rendering for damage, spalling, or deterioration
• Inspect pointing between bricks for deterioration or missing mortar
• Look for signs of damp, such as staining or moss growth
• Check for adequate damp-proof course and proper ventilation

Drainage and External Plumbing

• Inspect ground drainage for proper slope away from the property
• Check for standing water or soggy areas in the garden
• Examine external water taps for leaks or damage
• Look for signs of blocked drains or overflowing gullies
• Check manhole covers for proper sealing and condition

Interior Inspection Checklist

The interior inspection is equally important in your house survey checklist. This section focuses on the internal elements of the property, from walls and ceilings to floors and fixtures. A systematic approach will help you identify potential issues that might affect your decision to purchase.

Walls, Ceilings, and Floors

• Check walls for cracks, particularly around windows, doors, and corners
• Look for signs of damp, such as peeling wallpaper, staining, or mold growth
• Inspect ceilings for water stains, cracks, or sagging
• Test floor stability by walking across rooms to identify any bounce or movement
• Check for uneven floors that might indicate structural issues
• Inspect skirting boards for signs of rot, damage, or pest infestation

Signs of damp like peeling wallpaper require further investigation

Windows and Doors

• Check all windows for proper opening, closing, and locking
• Look for condensation between double-glazed panes, indicating seal failure
• Inspect window frames for rot, damage, or deterioration
• Test all doors for smooth operation and proper alignment in frames
• Check door frames for signs of movement or damage
• Inspect locks and handles for proper functioning

Electrical Systems

• Check the condition and age of the consumer unit/fuse box
• Look for sufficient power outlets in each room
• Test light switches and fixtures for proper operation
• Check for any exposed wiring or damaged sockets
• Look for evidence of recent electrical work and ask for certification
• Note the location of smoke and carbon monoxide detectors

Structural Elements Checklist

Structural issues can be the most costly to rectify, making this section of your house survey checklist particularly important. Identifying potential structural problems early can save you from significant expense and disruption in the future.

Foundation Assessment

• Look for cracks in the foundation, particularly those wider than 3mm
• Check for signs of subsidence, such as sloping floors or sticking doors
• Inspect for evidence of previous foundation repairs
• Look for signs of settlement around the property
• Check basement or cellar walls for dampness or water ingress

Foundation cracks wider than 3mm may indicate structural issues

Load-Bearing Structures

• Identify and inspect load-bearing walls for signs of stress or modification
• Check support beams and columns for proper alignment and condition
• Look for evidence of unauthorized removal of structural elements
• Inspect loft space for condition of roof trusses and supports
• Check for appropriate support around extensions or modifications

Dampness and Moisture Issues

• Use a moisture meter (if available) to check for hidden damp in walls
• Look for signs of rising damp, such as tide marks on lower walls
• Check for penetrating damp, particularly around windows and external walls
• Inspect for condensation issues, especially in bathrooms and kitchens
• Look for signs of wood rot in timber elements
• Check for adequate ventilation throughout the property

Systems Evaluation Checklist

The property’s systems—including plumbing, heating, and ventilation—are essential for comfortable living. This section of your house survey checklist focuses on evaluating these critical systems to ensure they’re functioning properly and won’t require immediate replacement or repair.

Plumbing System

• Check water pressure by running multiple taps simultaneously
• Look for leaks under sinks, around toilets, and near appliances
• Inspect visible pipes for signs of corrosion or damage
• Check for proper drainage in all sinks, baths, and showers
• Identify the location and condition of the stopcock (main water valve)
• Ask about the type of water supply pipes (lead pipes may need replacement)

Check under-sink areas for signs of leaks or improper repairs

Heating and Cooling Systems

• Inspect the boiler or heating system for age, condition, and service history
• Check radiators for proper heating and signs of leaks
• Look for adequate heating sources in all rooms
• Ask about the age and efficiency of the heating system
• Check for proper thermostat operation and zoning controls
• Inspect air conditioning units or systems if present

Insulation and Energy Efficiency

• Check loft insulation for adequate depth and coverage
• Look for wall insulation (cavity or solid wall)
• Inspect windows for double or triple glazing
• Check door seals for drafts
• Ask about the Energy Performance Certificate (EPC) rating
• Look for smart meters or energy-efficient appliances

How to Prioritize Your House Survey Checklist

Not all items on your house survey checklist carry equal weight. Knowing how to prioritize inspection points can help you focus on the most critical aspects first, especially if you have limited time during a viewing.

High-Priority Items

These issues can be expensive to fix and may affect the structural integrity or safety of the property:

• Structural problems (foundation issues, subsidence, major cracks)
• Roof condition and potential leaks
• Significant damp or water damage
• Electrical safety concerns
• Plumbing system integrity
• Heating system functionality

Medium-Priority Items

These issues may require attention but are typically less urgent or costly:

• Window and door condition
• Minor damp issues or condensation
• Cosmetic wall and ceiling damage
• Garden drainage
• Insulation adequacy
• Interior fixtures and fittings

Low-Priority Items

These are typically cosmetic issues that can be addressed over time:

• Decorative finishes
• Minor scuffs and marks
• Landscaping issues
• Non-essential fixtures
• Cosmetic upgrades

Red Flags to Watch For During Your House Survey

Some issues discovered during your house survey should raise immediate concerns. These red flags may indicate serious problems that could be expensive to fix or affect the property’s value and livability.

When to Hire a Professional Surveyor

While a personal house survey checklist is valuable for initial property assessment, there are situations where professional expertise is essential. Understanding when to call in a qualified surveyor can save you from costly mistakes.

Types of Professional Surveys

When Professional Surveys Are Essential

• When purchasing an older property (over 50 years old)
• If the property has unusual features or construction methods
• When significant extensions or modifications are present
• If you notice potential structural issues during your initial viewing
• For properties in areas known for subsidence or flooding
• When buying a listed building or property in a conservation area

Older properties with period features often require professional assessment

Interpreting House Survey Results

Once you’ve completed your house survey or received a professional report, the next step is to interpret the findings effectively. Understanding what the results mean will help you make informed decisions about proceeding with the purchase and planning for any necessary work.

Understanding Survey Terminology

Professional surveys often use specific terminology to describe issues. Here are some common terms you might encounter:

• Subsidence: Downward movement of the ground supporting the building
• Settlement: The natural sinking of a new building as it beds in
• Rising damp: Moisture moving up through walls from the ground
• Penetrating damp: Moisture entering through walls from outside
• Condensation: Moisture in the air forming water on cold surfaces
• Woodworm: Infestation by wood-boring insects

Professional reports use specific terminology to describe property issues

Categorizing Issues by Severity

Most professional surveys use a traffic light or rating system to indicate the severity of issues:

• Red/Condition 3: Serious defects requiring urgent attention
• Amber/Condition 2: Defects that need addressing but aren’t urgent
• Green/Condition 1: No significant issues identified

Estimating Repair Costs

Once you’ve identified issues, estimating repair costs is crucial for decision-making:

• Get multiple quotes from qualified tradespeople for major issues
• Research average costs for standard repairs online
• Add a contingency of 10-20% for unexpected complications
• Consider the timeframe for necessary repairs
• Determine if specialist contractors will be needed

Post-Survey Negotiation Strategies

A house survey that reveals significant issues doesn’t necessarily mean you should walk away from the property. Instead, use the findings as a negotiation tool to ensure you’re paying a fair price that accounts for any necessary repairs or improvements.

Approaches to Negotiation

When to Walk Away

Sometimes, the issues identified in a survey are so significant that walking away is the best option:

• When structural problems would be prohibitively expensive to fix
• If repair costs would make the property poor value compared to alternatives
• When the seller refuses to negotiate despite significant issues
• If problems could make the property difficult to sell in the future
• When issues pose potential health or safety risks

Making Informed Property Decisions

A thorough house survey checklist is an invaluable tool in the property buying process. By systematically evaluating all aspects of a potential purchase, you can identify issues early, negotiate effectively, and make truly informed decisions about one of life’s most significant investments.

Remember that no property is perfect, and the goal of a house survey is not to find a flawless home but to understand exactly what you’re buying. Armed with comprehensive knowledge about the property’s condition, you can proceed with confidence, whether that means negotiating a better price, planning for future repairs, or walking away from a potentially problematic purchase.

Use the checklist and guidance provided in this article to approach your next property viewing with expertise and thoroughness. Your future self will thank you for the time and effort invested in conducting a proper house survey before making your decision.