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‘Do I need a survey on a leasehold flat?’ is a common question from buyers - and while it’s not a legal requirement, it’s almost always a smart move. A survey can flag issues inside the flat and the wider building that could affect value, safety and future costs. You can use the survey results to renegotiate the price or even decide to walk away.
KEY INFORMATION
Yes it’s highly recommended. But it isn’t a legal requirement.
Yes, it’s highly recommended. Some buyers assume a survey isn’t necessary when purchasing a leasehold flat. But skipping the survey when you’re buying a flat can be a costly mistake. If the survey uncovers problems with the property, you can negotiate with the seller or even walk away.
In fact, our research found 30% of buyers who had a survey undertaken before buying their property saved money on their purchase.
One of the main reasons why getting a survey is so important when you buy a leasehold flat is because while the freeholder or management company is usually responsible for maintenance and repairs of the entire building, leaseholders are typically required to contribute to these costs through service charges or a reserve/ sinking fund.
Although exactly what you’ll be required to cover will be set out in your lease.
Jeremy Leaf, founder of North London estate agency Jeremy Leaf & Co and a former RICS Residential Chair explains:
“Flat owners are generally jointly and severally liable for repairs and maintenance in a block, house or other building converted to flats. In other words, lessees would be individually and collectively responsible for looking after the whole property. Therefore, it’s strongly recommended you instruct the surveyor to inspect as much as possible particularly roof, drains, walls and any basement, if you can.”
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Buying a leasehold flat is different to buying a freehold property.
A property survey is an inspection of a flat or house’s condition conducted by experts. The experts – surveyors – inspect the property and tell you if there are any issues to do with the condition of the property from minor to significant structural problems.
The level of detail the report will go into will depend on the type of survey you choose. Read on for more on these. The surveyor also provides expert commentary on the property, from the type of walls to the type of glazing.
When you’re buying a leasehold flat, you will usually share responsibility for paying for the maintenance and upkeep of the common areas of the building, via your service charge or a reserve/ sinking fund. So if you’re buying a leasehold flat, you should instruct the surveyor to inspect as much as possible, especially the roof, drains, walls and any basement.
If the survey highlights a problem, such as with the roof, you can ask your solicitor to find out more about plans for repairs and how they will be funded, such as whether this will be from a reserve fund or via the service charge.
These are the main types of surveys:
The RICS Home Survey Level 1 is the most basic – and cheapest – survey. It is suitable if you’re buying a conventional flat or house built from common building materials and in reasonable condition. It was previously called a Condition Report.
Previously called a Homebuyer survey, this mid-level survey is a popular choice for most people buying a conventional flat or house in reasonable condition.
You’ll also get recommendations for further investigations where the property surveyor is unable to reach a conclusion with reasonable confidence. The report will also give advice on budget for any repairs and on the amount of ongoing maintenance required in the future. RICS Home Survey Level 2 are offered with or without a valuation.
This is the most thorough survey offered by RICS and it is usually chosen by people buying a property over 50 years old, of unusual design, a listed building or in poor condition, or if you’re planning to undertake renovations or have any concerns about the property. For more information, read our guide Building Surveys explained.
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Former RICS Residential Chair Jeremy Leaf gives his top tips on getting a survey on a leasehold flat:
Don’t confuse a mortgage valuation with a survey. A mortgage valuation’s purpose is to reassure the lender that the property is sufficient security for the loan. And the surveyor carrying out the mortgage valuation may not even visit the property as these are often done as desktop valuations.
| Type of flat | Most suitable survey | Why? |
| New build leasehold flat | Snagging survey | Checks for developer defects that you may not spot. |
| Modern purpose-built flat | RICS Level 2 | A mid-range survey that offers a balance of price vs depth |
| Older, unusual or converted flat | RICS Level 3 | This more thorough survey may be better suited to these properties. |
Here’s a breakdown of how much you may pay for a leasehold flat survey, by survey type, property value and if you need a snagging survey.
| Survey type | What it covers | Type of property it’s 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 estimates 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 | £400 – £600 | £600 – £700 | £700 – £800 | £800 – £1000 |
| RICS Home Survey Level 3 | £630 – £800 | £800 – £900 | £900 – £1,100 | £1000 – £1,500 |
The type of snagging survey you want to get depends on when you are able to book your snagging survey in and whether you want a second visit to inspect any corrected works.
| Property type and size | Pre-completion inspection snagging survey costs | Standard snagging survey cost | Standard plus snagging survey cost |
|---|---|---|---|
| Studio apartment | £320 | £320 | £549 |
| 1 bed apartment | £340 | £340 | £585 |
| 2 bed apartment | £360 | £360 | £621 |
| 3 bed apartment | £380 | £380 | £657 |
| 2 bed house | £419 | £419 | £709 |
| 3 bed house | £449 | £449 | £763 |
| 4 bed house | £479 | £479 | £817 |
| 5 bed house | £499 | £499 | £853 |
| 6 bed house | £549 | £549 | £943 |
| 6 + bed house 2500+sqft | Contact directly | Contact directly | Contact directly |
Buying a new build leasehold flat? Get a quote from an independent on-site snagging inspector today
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.
Paula Higgins, CEO of HomeOwners Alliance, said:
“Yes, we advise that you need a survey when buying a leasehold flat. Hiring an independent surveyor will give you peace of mind as they’ll identify potential issues which you might miss and which could impact your decision on whether to buy or not. You can use the survey report to renegotiate the price. Alternatively, you might ask the seller to fix any problems before you buy. We would particularly recommend it if you have specific worries about any part of the property, you’re unsure about what sort of condition the property is in or you are looking to buy an old or unusual property.”
Yes – if you’re buying a new build flat, it’s recommended to get a new build snagging survey, which identify problems that range from small, cosmetic issues to significant, structural problems.
No – mortgage valuations are for the benefit of lender, not the buyer. Plus, the surveyor may not even visit the property as mortgage valuations are frequently carried out at the desktop. And you won’t see a copy of their report. So it’s a good idea to get your own independent survey.
Typically 2–4 hours for the inspection for RICS level 2 surveys and 3–5 working days for the report. But timescales can vary so check with your surveyor.
HomeOwners Alliance Ltd is registered in England, company number 07861605. Information provided on HomeOwners Alliance is not intended as a recommendation or financial advice.
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