How to choose the right property survey: Essential advice from Carpenter Surveyors
Carpenter Surveyors - Trusted across the Midlands since 1988
When you’re buying a new home, it's easy to get swept up by charming period features or a spacious garden — and to miss tell-tale signs of bigger problems, like cracked brickwork or noisy boilers. At Carpenter Surveyors, we’ve seen it all — and we’re here to help you avoid expensive mistakes.
Research from the Royal Institution of Chartered Surveyors (RICS) shows that many buyers unwittingly face an average of £5,750 in repair bills because of hidden issues such as structural defects, rot, or subsidence.
First-time buyers are particularly vulnerable, often pushing their finances to the limit just to get onto the property ladder. However, setting aside a little extra for a professional survey could save you thousands in the long run — and help you make a better-informed decision about the biggest purchase you’re likely to make.
Why You Need a Survey
A survey isn't just a formality — it's a critical part of the buying process.
A survey can uncover hidden defects and give you grounds to renegotiate the price, request repairs, or even reconsider your purchase altogether. Crucially, a surveyor works solely for you, the buyer — not the lender.
Graham Ellis from RICS stresses:
"A buyer is entirely free to choose their own surveyor; the survey is for them, not the lender."
Some lenders may offer a survey bundled with a mortgage valuation, but you are under no obligation to use it. Always remember: the survey should protect your interests, not the bank’s.
Isn’t My Mortgage Valuation Enough?
In short: no.
A mortgage valuation is not a survey. It's a basic check carried out on behalf of the lender to confirm the property is worth the loan amount. While it might highlight glaring issues, it won’t offer a detailed condition report.
By contrast, a professional survey commissioned independently gives you a full, impartial view of the property’s condition and any risks you should be aware of.
Note: If you're buying a new-build property, the valuation might be enough, as it will likely be covered by an NHBC warranty or Buildmark guarantee. Likewise, if you're remortgaging, a basic valuation is usually sufficient.
Which Survey Should You Choose?
Not all surveys are created equal. The right one for you depends on the type, age, and condition of the property:
1. Condition Report
Ideal for: Modern properties in good condition.
What it covers: A snapshot of the property’s condition, highlighting any major issues.
No valuation included — but usually not a problem if you have a mortgage valuation separately.
2. Homebuyer Report
Ideal for: Conventional properties in reasonable condition.
Cost: Varies, but generally mid-range.
What it covers: Defects affecting the property’s value, urgent issues, and maintenance advice. Some versions include a valuation, useful if combining it with a mortgage requirement.
Limitations: Less suitable for older or non-standard properties.
3. Building Survey (formerly known as a Full Structural Survey)
Ideal for: Older, larger, listed, or unusual properties — or those in poor condition.
What it covers: A comprehensive analysis of the property's condition, including advice on defects, repairs, and maintenance.
Valuation: Typically not included.
If your budget allows, a Building Survey is often the safest choice, particularly for older or character homes where hidden issues can be costly.
Buying a Flat? Read This First
Purchasing a flat involves extra complexities, particularly with leasehold properties. It's crucial to understand the building’s management, service charges, and maintenance responsibilities — or risk nasty (and expensive) surprises later.
A Condition Report may suffice for a modern, purpose-built flat. However, for older buildings, listed properties, or large converted blocks, it’s worth investing in a Building Survey to identify potential problems both within the flat itself and in communal areas.
Don’t forget: Your solicitor will also need to carefully review the lease — so make sure they’re experienced with leasehold transactions.
After the Survey: Negotiating and Next Steps
If your survey uncovers problems, don’t panic. Instead, use the findings to reopen negotiations with the seller. You might be able to secure a reduction in the purchase price or ask for urgent repairs to be carried out before exchange.
If the seller won’t budge, think carefully: is the property still worth it? Can you afford the necessary repairs?
If the property was already competitively priced, you might decide to proceed anyway — but you’ll do so with your eyes open.
Common Red Flags to Look Out For
While a professional surveyor will do the detailed work, there are some obvious signs you can check for during your viewings:
Inside:
Cracks in walls or ceilings.
Signs of damp: mould, peeling wallpaper, damp patches.
Poor water pressure.
Sagging floors or springy floorboards.
Rotten or damaged woodwork.
Insufficient loft insulation.
Outside:
Damaged or missing roof tiles.
Poor brickwork or pointing.
Cracked external walls (subsidence warning).
Blocked or broken drains.
Large trees near the property (risk to foundations).
Signs of rising damp or lack of a damp-proof course.
Rotten window frames or doors.
Spot anything suspicious? Make sure your surveyor is aware so they can pay special attention.
Specialist Reports
Sometimes a general survey may recommend additional specialist inspections — for example, damp-proofing, timber treatment, or drainage surveys. Some contractors offer these inspections free as part of their repair quotations, but you may prefer an independent expert for an unbiased second opinion.
Finding the Right Surveyor
Choosing the right surveyor is crucial. Always check that they are properly qualified, preferably RICS-accredited, and have experience with properties like the one you’re buying.
At Carpenter Surveyors, we've proudly served clients across the Midlands since 1988. Our deep local knowledge means we understand regional property quirks — and we’re trusted to give clear, honest, and independent advice to every client.
Remember: A survey could be the best investment you make during your house-buying journey.
Need advice on which survey is right for you?
Get in touch with the friendly, expert team at Carpenter Surveyors today — we’re here to help you move forward with confidence. or Get a Quote here.