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The Complete Guide to House Surveys

4th August 2026

Looking to buy a new property? Before you do, let’s break down what a house survey is. Maybe you have already heard of this term, or maybe this is completely new to you. Either way, we will explain what exactly a house survey is and how it is different from similar terms such as a snagging list or mortgage valuation.

What Is a House Survey?

A house survey is an inspection of a property's condition and structure to identify any faults before buying. It helps you, as the potential buyer, understand what repair costs you might be taking on.

How Is a House Survey Different From a Snagging List?

These two terms seem quite similar - they both involve checking a building for faults that need to be addressed. However, they are not the same thing.

How Is a Mortgage Valuation Different From a House Survey or Snagging List?

Another term buyers often confuse with a house survey is a mortgage valuation. It is not a detailed inspection of the property’s condition - it simply evaluates whether the property is worth the amount being lent. The lender wants to ensure the money they are lending is justified, not that the building is in good condition.

Do I Need a House Survey?

Yes - it is strongly recommended. Technically, you are not legally required to have one, but skipping it can lead to costly surprises down the line. A survey ensures you know exactly what you are buying before you commit.

This is especially important with older buildings, which can be more prone to faults. The last thing you want is to purchase a property and then face unexpected costs you hadn’t planned for.

A house survey gives you all the information you need to make an informed decision. It can be the deciding factor on whether you proceed with a purchase - and if issues are uncovered, it gives you grounds to negotiate the price to reflect the cost of repairs.

How To Get a House Survey

It is relatively easy to get a house survey. TrustATrader has a list of trusted house surveyors so you can find a specialist near you in just a few clicks.

How Long Does a House Survey Take?

The on-site inspection typically takes between one and eight hours, depending on the level of survey and the size of the property. Allow a day for the inspection itself, and a couple of days for the written report to be prepared. Generally, it is a fairly quick process.

Levels of House Surveys

The length of the survey depends on the level of inspection required, which is usually determined by the age and size of the property - as well as your own preference as the buyer. Here are the three levels of home survey, so you can choose what is right for you.

RICS Home Survey Level 1

What it includes: A visual inspection of the main parts of the property, giving a general snapshot of condition.

What it doesn’t include: Repair strategies, cost implications, or detailed explanations of what might be causing an issue.

Best suited to: Newer, standard construction homes in good condition where you want reassurance rather than deep detail.

RICS Home Survey Level 2

What it includes: The roof structure and coverings, loft space, walls and partitions inside and out, floors and ceilings, and all external joinery including doors and windows - often with photographs of key findings.

What it doesn’t include: Opening up the structure, confirming compliance with building regulations, structural calculations, or repair cost estimates. Carpets aren’t lifted, floorboards aren’t pulled up, walls aren’t opened, and no invasive testing takes place.

Best suited to: Conventional homes in reasonable condition.

RICS Home Survey Level 3

What it includes: A detailed visual inspection of all accessible parts of the property, with fuller written advice than a Level 2 report - covering structure, roof, walls, damp, timber and visible services in depth, along with likely causes of defects and repair priorities.

What it doesn’t include: Testing is still non-invasive, so hidden or inaccessible areas remain outside scope. Full testing of services is not usually included, only their visible condition and apparent age.

Best suited to: Older, listed, extended or unusually constructed properties, or anywhere visible defects suggest deeper problems.

A house survey isn’t just another box to tick during a purchase. It gives you a clear picture of what you are actually buying - from minor maintenance points to serious structural concerns - and puts you in a stronger position to negotiate, or walk away if something isn’t right. Choosing the right level of survey for your property, and finding a local surveyor you trust, means fewer surprises once you have got the keys.

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