What Do Surveyors Look For in a House Survey? Complete Guide

Understanding what surveyors look for during a house survey can save you from costly surprises and help you make informed property decisions. Whether you’re buying a new home, selling your current property, or simply want to assess your house’s condition, a professional survey provides crucial insights into potential issues that might not be visible to the untrained eye.

This comprehensive guide explains the key areas surveyors examine, common defects they identify, and how to prepare for a successful property survey. By knowing what to expect, you’ll be better equipped to interpret survey results and make confident decisions about your property investment.

What Is a House Survey and Why Do You Need One?

A house survey is a detailed inspection of a property’s condition carried out by a qualified professional surveyor. Unlike a basic mortgage valuation (which primarily serves the lender’s interests), a proper house survey thoroughly examines the property to identify existing and potential problems.

A professional surveyor conducting a thorough house inspection

Surveys are particularly important when purchasing property as they can reveal issues that might affect your decision to proceed or influence price negotiations. Even for existing homeowners, periodic surveys can help identify maintenance needs before they become serious problems.

Types of House Surveys

Exterior Inspection: What Surveyors Examine Outside

The exterior inspection is typically the surveyor’s first focus, as many serious structural issues can be identified from outside the property. Here’s what surveyors look for when examining a house’s exterior:

Surveyors carefully assess roof condition and chimney stability

Roof Structure and Covering

Surveyors thoroughly examine the roof for signs of damage, aging, or poor installation. They look for missing, cracked, or slipped tiles/slates, damaged flashing around chimneys and roof joints, sagging roof sections, and evidence of previous repairs.

Walls and External Finishes

The external walls are checked for structural integrity, including signs of subsidence, bulging, or leaning. Surveyors also inspect rendering, pointing, cladding, and decorative finishes for cracks, dampness, or deterioration that might indicate underlying issues.

Foundations and Ground Conditions

While foundations aren’t directly visible, surveyors look for signs of foundation problems such as significant cracks in walls (particularly around doors and windows), uneven floors, or doors that don’t close properly. They also assess the surrounding ground for adequate drainage and potential flood risks.

Windows and Doors

All external windows and doors are checked for proper operation, security, weather-tightness, and compliance with current regulations. Surveyors note rotting wooden frames, failed double-glazing seals, and inadequate ventilation.

Drainage and Guttering

Effective water management is crucial for property health. Surveyors inspect gutters, downpipes, and drainage systems for blockages, leaks, or inadequate capacity that could lead to water damage.

Interior Inspection: Critical Areas Inside the Property

Once inside, surveyors methodically work through each room and space, examining both visible elements and accessible structural components. Here’s what they focus on during the interior inspection:

Using specialized equipment to detect hidden moisture problems

Structural Elements

Surveyors examine internal walls, floors, and ceilings for signs of structural movement or defects. They look for cracks, uneven surfaces, and signs of repairs that might indicate ongoing issues. Load-bearing walls receive particular attention, especially if there’s evidence of removal or modification.

Damp and Condensation

Moisture problems are among the most common issues found in properties. Surveyors use moisture meters and visual inspection to identify rising damp, penetrating damp, and condensation issues. They check for tell-tale signs like staining, peeling wallpaper, mold growth, and musty odors.

Timber Defects

Wooden elements throughout the property are examined for evidence of woodworm, dry rot, and wet rot. Surveyors pay special attention to roof timbers, floor joists, window frames, and areas where wood comes into contact with damp conditions.

Timber inspection reveals evidence of woodworm infestation

Ceilings and Internal Finishes

Ceilings are checked for water stains, sagging, and cracking that might indicate leaks from above or structural movement. Wall and floor finishes are also assessed for condition and any signs of underlying problems.

Building Services and Utilities Inspection

Modern properties rely on various systems and services to function properly. Surveyors assess these essential elements to identify safety concerns and potential upgrade needs:

Electrical systems require thorough safety inspection

Electrical Systems

While surveyors aren’t electricians, they note the general condition and apparent age of the electrical installation. They look for outdated wiring, insufficient socket provision, and obvious safety hazards. For older properties, they may recommend a specialized electrical inspection.

Plumbing and Heating

Water supply, waste pipes, and heating systems are assessed for leaks, damage, and efficiency. Surveyors check visible pipework, water tanks, and heating appliances, noting their age and condition. They’ll identify outdated materials like lead pipes that may need replacement.

Insulation and Energy Efficiency

Modern surveys increasingly focus on energy performance. Surveyors check for loft insulation, wall insulation (where visible), double glazing, and draught-proofing measures. They may comment on the property’s overall energy efficiency and suggest improvements.

Adequate loft insulation is essential for energy efficiency

Ventilation

Proper ventilation prevents condensation and associated problems. Surveyors check for adequate ventilation in high-moisture areas like kitchens and bathrooms, as well as general air circulation throughout the property.

Common Defects and Safety Hazards Surveyors Identify

Experienced surveyors are trained to spot both obvious and subtle signs of problems. Here are the most common serious issues they look for:

Diagonal cracking is a classic sign of subsidence

Identifying potentially hazardous materials like asbestos

Regulatory Compliance and Safety Checks

Modern properties must comply with various building regulations and safety standards. Surveyors assess compliance in several key areas:

Fire safety compliance is a critical aspect of property surveys

Building Regulations

Surveyors look for evidence that any alterations, extensions, or conversions have been carried out in accordance with building regulations. They check for compliance certificates and may highlight work that appears to have been done without proper approval.

Fire Safety

Fire safety measures are carefully assessed, particularly in larger or multi-occupancy buildings. Surveyors check for adequate fire doors, escape routes, smoke alarms, and fire-resistant materials where required by regulations.

Health and Safety

General safety issues are noted, such as steep staircases without handrails, low headroom, trip hazards, and inadequate balustrades. Surveyors also identify potential fall risks from high windows or balconies.

Planning Permission

While not strictly part of a building survey, surveyors often comment on whether extensions or alterations appear to have required planning permission and whether there’s evidence this was obtained.

Understanding Your Survey Report

After completing the inspection, the surveyor will produce a detailed report of their findings. Here’s what to expect and how to interpret the information:

A comprehensive survey report provides detailed findings and recommendations

Report Structure and Terminology

Most survey reports follow a standardized format with sections covering each part of the property. They typically use a condition rating system (e.g., 1-3) to indicate the severity of issues found. Understanding the terminology used is important for interpreting the findings correctly.

Prioritizing Issues

Not all problems identified in a survey report are equally serious. The report should help you distinguish between:

• Urgent defects requiring immediate attention
• Significant issues that need addressing but aren’t emergencies
• Maintenance recommendations for long-term property care
• Advisory notes about potential future concerns

Cost Implications

While most surveys don’t include detailed cost estimates for repairs, they may provide general guidance on the financial implications of issues found. For significant problems, you may need to obtain specialist quotes to understand the full cost impact.

Further Investigations

Survey reports often recommend additional specialized inspections for certain issues. These might include electrical testing, damp specialist assessments, structural engineer reports, or drainage surveys when problems are suspected but can’t be fully diagnosed within the scope of the general survey.

House Survey Checklist: What to Expect in Your Report

Use this comprehensive checklist to ensure your survey covers all essential areas of the property:

Thorough documentation ensures all aspects of the property are assessed

Preparing Your Property for a Survey: Practical Tips

Whether you’re a seller having your property surveyed or a buyer arranging an inspection, these practical tips will help ensure the surveyor can conduct a thorough assessment:

Ensuring clear access to all areas helps surveyors conduct a thorough inspection

Making Informed Decisions Based on Survey Findings

A professional house survey provides valuable information that can influence your property decisions in several ways:

Professional advice helps interpret survey findings and plan next steps

For Property Buyers

Survey findings can be powerful negotiation tools. Significant defects may justify requesting a price reduction or asking the seller to fix problems before completion. In extreme cases, survey results might lead you to reconsider the purchase entirely if serious issues are uncovered.

For Property Owners

Regular surveys help prioritize maintenance and improvement work. By addressing issues early, you can prevent minor problems from developing into major expenses. Survey findings can also guide renovation plans and help you budget effectively for future property care.

For Property Sellers

Commissioning your own survey before listing your property can help you identify and address issues proactively. This can speed up the sales process and potentially achieve a better price by eliminating surprises during buyer inspections.

Remember that a survey is an investment in knowledge and protection. The cost of a thorough inspection is almost always less than the potential expense of undiscovered problems. By understanding what surveyors look for and how to interpret their findings, you’re empowered to make confident property decisions based on professional insights.