Your surveyor's job is to protect you from buying a property with serious problems you don't know about. The question isn't whether to get a survey — it's which level is right for the property you're buying.
The three RICS survey levels
Level 1: Condition Report
The most basic survey available. Traffic-light ratings for the main elements of the property. No advice, no market valuation, no detail on defects. Suitable only for newer properties in obviously excellent condition — essentially a tick-box check.
Cost: £250–£400 When to use it: New builds, or properties less than 10 years old where you're already very confident about the condition.
Level 2: HomeBuyer Report
The most commonly used survey in England and Wales. Includes:
- Condition ratings (1 = no repair needed, 2 = minor repairs, 3 = further investigation required)
- A market valuation
- A reinstatement cost (for insurance purposes)
- Notes on significant defects and recommended actions
- Legal issues to flag to your solicitor
This is appropriate for most standard residential properties built after 1900 and in reasonable condition — including the Victorian and Edwardian terraces that make up a large part of South Manchester's housing stock.
Cost: £400–£700 (varies by property value and location)
Level 3: Building Survey
The most comprehensive option. Includes everything in Level 2, plus:
- Full analysis of the structure, construction, and materials
- Detailed description of all defects, their cause, and recommended remediation
- Estimated cost ranges for repairs (in better Level 3 surveys)
- Assessment of any outbuildings, garages, and boundary structures
- Notes on elements not visible (under floors, in roof voids) and what further investigation might reveal
Cost: £700–£1,500+ (more for larger or older properties)
When to upgrade to Level 3:
- Properties built before 1900 (especially pre-1850 construction)
- Older properties with obvious maintenance issues, damp, or movement
- Unusual or non-standard construction (timber frame, prefab, thatched roof)
- Significantly extended or altered properties
- Properties that have been empty for a period
- Anything that makes you even slightly uneasy on a viewing
For a 1930s semi or post-war terrace in reasonable condition, Level 2 is usually fine. For a Victorian terrace in Manchester that might have original joinery, original cast iron pipes, and 150-year-old brickwork, the extra detail of Level 3 is worth the extra £300–£500.
What surveyors look at
A RICS surveyor will typically inspect:
- Roof: condition of covering (tiles, slate, flat roof), gutters, chimneys
- External walls: cracks, bowing, pointing, damp penetration points
- Windows and doors: condition, draught-proofing, timber rot in older frames
- Internal structure: floors, ceilings, walls, signs of movement or settlement
- Damp: rising damp, penetrating damp, condensation (common in Manchester's climate)
- Heating and hot water: age and condition of boiler, visible pipework
- Electrical: age of consumer unit, any visible safety concerns
- Roof void: insulation, any timber damage, signs of ingress
Note: surveyors are not invasive — they don't lift floorboards, move furniture, or drill into walls. They report on what's visible. If they suspect something under a floor or behind a wall, they recommend further investigation by a specialist.
Using your survey findings
Price reduction: If the survey reveals £8,000 of roof repairs, you have grounds to go back to the seller and ask for a price reduction. Not every seller will agree, but most will negotiate if the findings are material.
Repair request: Alternatively, you can ask the seller to fix specific issues before completion. This works better for straightforward repairs (a chimney pot, a broken tile) than for structural issues which take time to investigate and remedy.
Further investigation: The survey may recommend a damp specialist, a structural engineer, or a drainage survey for specific concerns. Commission these before deciding to proceed — the cost (£200–£600 typically) is worth it for peace of mind.
Walking away: If the survey reveals problems you hadn't anticipated and the seller won't negotiate, you can walk away. Before exchange, the only cost is what you've already spent (survey, legal fees so far). It's frustrating, but it's better than buying a money pit.
This guide is information only. Dom does not provide financial, mortgage or legal advice. Always consult a qualified adviser for decisions specific to your circumstances.