What does a surveyor do?

When you’re buying a home you’ll probably want to commission a survey into the condition of the property. But what does a surveyor do, what information will you get in your report and how do you find a house surveyor? We take a look.

Angela Kerr Director, Editor

What does a surveyor do?

A surveyor provides their expert advice on the condition of a property when you’re buying a house, highlighting any issues, defects and potential problems. They’ll produce a report that will help you decide whether to buy the property or not. You may use the information it contains to try to renegotiate the price.

Your property surveyor will use equipment such as a damp meter, binoculars and a torch. They’ll also use a ladder for flat roofs and hatches no more than 3m above level ground, if outside, or floor surfaces when inside if it’s safe.

Surveyors will also undertake a desk-top study and make verbal enquiries for information about matters affecting the property.

If you’re buying a home you’ll want to speak to a surveyor about what type of survey is best for your property and talk through what they will do.

You can instantly find and compare quotes from local chartered surveyors using our find a surveyor tool.

What does a surveyor do inside the property?

So when they’re inside a property, what do surveyors check? We take a look…

Do surveyors go in the loft?

In terms of what does a surveyor do, with all surveys, the RICS surveyor will inspect the roof space that’s not more than three metres above floor level, using a ladder it is safe and reasonable to do so. With a RICS Home Survey – Level 2 (previously called a Home Buyer Report or Homebuyer survey), the surveyor will enter the roof space and visually inspect the roof structure. While with a RICS Home Survey Level 3, as well as entering the roof space, the surveyor will also lift small corners of insulation so that its thickness and type, and the nature of underlying ceiling can be identified.

Does the surveyor check the roof?

Your surveyor will examine the exterior of the property from ground level including the chimney stacks and roof coverings. However, in some circumstances you may wish to commission a specialist roof survey.

Does a surveyor check electrics?

When inspecting the property your house surveyor will do a basic check of the main services – electricity, gas/oil, water, heating, drainage and common services. However as these services are generally hidden within the fabric of the building surveyors can only inspect services visible to them. And note that with a RICS Home Survey Level 1 and 2, property surveyors won’t carry out specialist tests for example on the plumbing or electrics. For a RICS Home Survey Level 3, these are not tested other than normal operation in everyday use. You’ll need to hire a professional if you want this checked more thoroughly.

Do surveyors look in cupboards?

Surveyors typically look in cupboards under stairs during a property survey but they shouldn’t go through your kitchen cupboards and wardrobes. Their main focus is on the structural integrity of the building, including walls, ceilings, and floors. However, they may inspect cupboards if there are signs of dampness, infestation or structural issues that warrant a closer look.

During the survey, your house surveyor should also look at:

• Walls and partitions
• Floors (if not covered)
• Fireplaces, chimney breasts and flutes
• Built-in fittings
• Woodwork (staircase and joinery)
• Bathroom fittings

And you’ll get a condition rating for each. However even the most thorough home survey – a RICS Home Survey Level 3 survey – is non-intrusive. So if you’re asking what does a surveyor do, they won’t be looking under floorboards.

Do surveyors check for damp?

If you are buying a house and you suspect damp, you should arrange for a HomeBuyers Report (level 2) or Building Survey (level 3).  Both of these surveys include tests for damp in the walls, while a full Building Survey will look at the condition of the existing damp proofing too. Learn more about surveys in our guide  what type of survey should I have. 

However, bear in mind that if damp is found, the survey may recommend further investigation.

Does a surveyor check for subsidence

If you’re concerned that a property you want to buy may have subsidence then it’s advisable to get a RICS Level 3 survey, also known as a building survey. You may also consider getting a subsidence survey by a structural engineer.

What does a surveyor do outside the property?

What do surveyors check outside the property? Your house surveyor will examine the exterior of the property from ground level. They’ll look at the chimney stacks, roof coverings, rainwater pipes and gutters, main walls, windows, outside doors, conservatory and porches and other joinery and finishes. They’ll give them an individual condition rating. However they won’t check all the windows, only a random sample will be opened.

During the survey your property surveyor will check the condition of the grounds, visually inspecting the following:

• Boundary walls
• Fences
• Footpaths
• Decking areas
• Permanent outbuildings
• Areas in common, which is especially important if you’re buying a flat with shared areas

What factors will determine what a surveyor does?

The extent of what does a surveyor do depends on various factors including:

The type of survey you commission: When it comes to what does a surveyor do, the level of detail your surveyor will go into when assessing the property depends on the type of survey you’ve commissioned. If it’s a RICS property surveyor you’ll choose between RICS Home Survey – Level 1, RICS Home Survey – Level 2 and RICS Home Survey – Level 3. However you may choose a RPSA Home Condition Survey or RPSA Building Survey. For more on what’s included in these types read our guide What type of house survey do I need? The conditions of engagement should describe the extent and limitations of the inspection before it goes ahead.

How much access is possible? As we explain above, house surveys are non-intrusive which means floorboards won’t be lifted up. But bear in mind surveyors won’t move the vendor’s possessions either. So if a downstairs cupboard under the stairs is stuffed with belongings they won’t be able to get in there. And if roof access is limited or not possible then this can cause limitations too.

Property surveyors may also predict issues based on the property’s external condition such as missing tiles if the roof space can’t be accessed.

The weather forecast: And regarding what does a surveyor do, the weather conditions on the day of the inspection can be significant. For example whether it’s raining or not can limit the surveyor’s ability to assess rainwater goods.

Is the vendor there? If so the surveyor will be able to ask them questions.

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What does a surveyor do about dangerous materials?

If the surveyor suspects a problem like asbestos being present, they should recommend further investigation.

Does a surveyor flag potential legal issues?

Your house surveyor may also flag any potential legal problems with the property or grounds that come to light which should be raised with your conveyancer before you exchange. For example, checking building regulations and planning permission for extensions and making sure there’s a warranty to cover windows or doors or a FENSA certificate. Need a conveyancer to process the purchase or sale of your house? Compare conveyancing quotes from qualified and rated conveyancing firms.

They’ll highlight the main risks

When it comes to what does a surveyor do, they will list the main risks they’ve discovered within the property or grounds. If you opt for The RICS Home Survey – Level 1, the report will identify and list the risks, but give no further explanation. While the Homebuyers Survey (RICS Home Survey – Level 2) report will identify and list the risks. And explain the nature of these problems too. And the RICS Home Survey – Level 3 report will identify risks, explain the nature of the problems and explain how you may solve or reduce the risk.  Read our guide What to do after a bad house survey report.

Does a surveyor value a property?

RICS Home Survey Level 2, previously called a Home Buyer Report or Homebuyer survey, are offered with or without a valuation. If you choose a Home Survey Level 2 with Valuation, it will include a market value, an insurance reinstatement figure and a list of problems the surveyor considers may affect the value of the property.

What doesn’t a surveyor do?

So we’ve looked at what does a surveyor do but what doesn’t a surveyor do? If your surveyor spots a potential problem, further investigation is usually recommended. For example a structural engineer may be needed to look at subsidence problems. Other reports which a surveyor may recommend include a drainage report or an asbestos report.

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You’ll get key information about the property

Plus, in your survey report, you’ll find out important information about the property including:

• Type of property
• The year it was built
• Year it was extended (if applicable)
• Year it was converted (if applicable)
• Number of rooms
• EPC rating
• Environmental impact rating
• Whether mains gas, electricity, water and drainage services are present
• Type of central heating (whether it’s gas, electric, solid fuel or oil)
• Some basic information about the local environment, facilities, location and grounds

How long will the surveyor be in my house?

So you may be asking how long does a survey take? This depends on the type of survey you choose. A Home Survey Level 2 (previously called a Home Buyer Report) usually takes around 90 minutes to four hours of the surveyor’s time onsite. While a Home Survey Level 3 (full structural survey) could take up to eight hours.

How should I choose a surveyor?

Property surveys should be carried out by qualified surveyors. So make sure the surveyor you instruct is a member of one of the two main accrediting bodies.

• The Royal Institution of Chartered Surveyors (RICS)
• The Residential Property Surveyors Association (RPSA)

A local surveyor is likely to have a better knowledge of market values in the area. However if you’re buying an unusual house, get a surveyor with experience in that specific field. For more advice on choosing a surveyor, see our guide How to find a surveyor.

Video: What survey should you get?

What does a Homebuyers report look like?

You can look at an example Homebuyers Report from RICS. However, when you are choosing your surveyor, make sure to ask them to send you an example in case they have customised the standard version and so you know what to expect.

What is a chartered surveyor?

To become a ‘Chartered Surveyor’, a surveyor is required to have taken extra qualifications and had a certain level of experience, which is approved by RICS. Some surveyors may not be chartered, but will still be regulated by RICS, and be fully qualified. You can instantly find and compare quotes from local chartered surveyors using our find a surveyor tool.

How much does a surveyor cost?

Survey costs vary from company to company, and depend on the size and location of the property and the type of survey you choose. So it’s important to decide the type of survey you want and to shop around. You can find out more by reading our guide how much does a house survey cost.

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