Buying a home is one of the biggest financial commitments you’ll ever make. It’s exciting, but it can also feel daunting, especially when it comes to understanding what lies beneath the facade - the true condition of the property you’re buying. That’s where surveys come in.
While your mortgage lender will usually carry out a basic valuation to confirm the property is worth the loan amount, this is not the same as a survey. A valuation protects the lender, not you. A survey, however, is your safeguard, highlighting potential issues, hidden costs, and giving you the peace of mind to move forward with confidence.
There are three main types of property survey in the UK, each offering different levels of detail and reassurance. The right choice depends on the property’s age, condition, and whether you’re planning renovations.
The most basic survey.
Provides a snapshot of the property’s overall condition.
Flags any urgent defects but without detailed analysis.
Best suited for newer properties in good condition.
The most popular choice for buyers.
Includes all the features of a Level 1 report but goes further, assessing common issues in more detail.
Offers advice on necessary repairs, maintenance, and potential legal concerns.
Suitable for conventional homes in reasonable condition.
The most comprehensive option.
Provides a detailed breakdown of the property’s construction, materials, visible defects, and hidden risks.
Advises on repairs, long term maintenance, and the impact of defects on the building’s stability.
Ideal for older, unusual, listed, or significantly altered properties — or if you plan to carry out major structural changes.
Here’s a quick side by side look at what each survey includes:
| Survey Features | Level 1: Condition Report | Level 2: Homebuyer Survey | Level 3: Building Survey |
|---|---|---|---|
| Provides a summary of the property’s construction and overall condition | ✅ | ✅ | ✅ |
| Identifies any major defects that require urgent attention | ✅ | ✅ | ✅ |
| Highlights issues that may need further investigation | ✅ | ✅ | ✅ |
| Warns about defects that could pose safety risks | ✅ | ✅ | ✅ |
| Identifies visible defects and provides basic recommendations | ✅ | ✅ | ✅ |
| Provides guidance on whether further specialist advice is required | ✅ | ✅ | ✅ |
| Assesses general condition of key elements (roof, walls, floors, etc.) | ✅ | ✅ | ✅ |
| Assesses in detail any significant structural alterations/extensions | ✅ | ✅ | |
| Advises on necessary repairs and maintenance | ✅ | ✅ | |
| Provides detailed insights into construction materials | ✅ | ✅ | |
| Examines visible defects in greater depth and considers hidden issues | ✅ | ||
| Evaluates impact of defects on stability and lifespan | ✅ | ||
| Outlines potential repair solutions and risks of delay | ✅ | ||
| Advises on long-term maintenance requirements | ✅ | ||
| Includes a general assessment of energy efficiency | ✅ |
Here’s a guide to what you can expect to pay
| Survey Type | What It Covers | Typical Cost Range |
|---|---|---|
| Lender’s Valuation | Confirms to the mortgage lender that the property is worth the loan amount. Not a survey of condition for the buyer. | £250 – £1,000 (some lenders charge as little as £100 for a basic valuation or include a free desk top valuation) |
| RICS Level 1: Condition Report | Basic visual check highlighting urgent risks and obvious defects. No valuation or detailed advice. | £300 – £700 |
| RICS Level 2: Homebuyer Report | Visual inspection, advice on repairs, and usually a market valuation. Suitable for most conventional homes. | £500 – £1,000 (commonly £600 – £800) |
| RICS Level 3: Building Survey (Full Structural Survey) | The most comprehensive survey. Thorough inspection with detailed advice on defects, risks, and repairs. Ideal for older or unusual properties. | £700 – £1,500+ |
A survey is not just another box to tick — it can:
💸 Save you money: Spotting defects early may allow you to renegotiate the price or budget realistically for repairs.
🛠 Give peace of mind: Avoid unexpected surprises after you’ve moved in.
📅 Support future planning: Knowing about long term maintenance helps you prepare for upcoming costs.
🏡 Protect your investment: Ensures the home you’re buying is safe, stable, and suited to your needs.
While a basic valuation may satisfy your lender, a proper survey protects you. Whether you’re buying a modern flat, a 1930s semi in Cheadle, or a period home full of character and quirks, choosing the right survey ensures you’re making an informed decision for long term peace of mind.
👉 Thinking about a move in Cheadle or the surrounding area? Contact Us Now we’ll be happy to give you honest advice on surveys and guide you towards the best option for your next home.
💡 And if you’re considering selling, now is a great time to explore your options. Take a look at our sales services or book a no-obligation valuation Book a Free Sales & Marketing Consultation to see how we can help you achieve the best result for your property.
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