Buying your first home is one of life's biggest milestones and investments. When home buyers make contact with My Local Surveyors Direct, first-time purchasers often have similar questions: "Do I really need a survey?" "Which type should I choose?" "Is it worth the cost?" The short answer is yes – a property survey is one of the most important steps in the home buying process.
Our network of building surveyors helps thousands of first-time buyers every year understand their property's condition before they commit. In this guide, we explain everything you need to know about property surveys, from types and costs to what happens next.
Why First-Time Buyers Need Property Surveys
Your mortgage valuation isn't a survey. It's a quick assessment to confirm the property is worth what you're paying, protecting the lender – not you. A proper survey by qualified local surveyors checks the building's actual condition, identifying problems that could cost you thousands.
Consider this: the average repair cost for issues found in surveys ranges from £3,000 to £15,000. Some discover problems worth £50,000 or more. Spending £400-£1,500 on a survey that saves you from these costs is clearly worthwhile.
Real-life examples from home owners and home buyers we've connected show the value:
- Sarah in Birmingham discovered subsidence that would have cost £30,000 to fix. She renegotiated £25,000 off the purchase price.
- James in Manchester learned about extensive damp issues. The work required was £12,000. He walked away and found a better property.
- Emma in Bristol found roof problems needing £8,000 in repairs. The seller agreed to fix it before completion.
The efficient service provided by professional surveyors gives you leverage. You can renegotiate, request repairs, or walk away if issues are too severe.
Types of Property Surveys Explained
The survey i required depends on your property type, age, and condition. Here are your main options:
1. RICS Home Survey Level 1 (Condition Report)
Cost: £250-£350
Best for: New or modern homes in excellent condition
This is the most basic survey, providing a simple traffic light rating for major elements. It doesn't include advice on repairs or maintenance. Honestly, most building surveyors recommend at least Level 2 for first-time buyers, even on newer properties.
2. RICS Home Survey Level 2 (HomeBuyer Report)
Cost: £400-£600
Best for: Conventional properties in reasonable condition, built after 1900
This is the most popular choice for first-time buyers. The survey carried out includes:
- Condition ratings for all major elements
- Identification of urgent defects
- Advice on necessary repairs and maintenance
- Market valuation
- Insurance reinstatement figure
The local surveyor inspects all accessible areas and provides a clear, easy-to-understand report. Customers with suppliers from our network consistently report this gives them confidence in their purchase decisions.
3. RICS Home Survey Level 3 (Building Survey)
Cost: £600-£1,500
Best for: Older properties, those in poor condition, unusual construction, or if planning major works
This is the most comprehensive survey available. The building surveyors carry out detailed inspections of all accessible areas, providing:
- Detailed description of construction and materials
- Comprehensive assessment of condition
- Advice on defects, repairs, and maintenance
- Technical information for legal advisors
If you're buying a period property, something in poor condition, or planning renovations, this survey provides the information i required for informed decisions.
Additional Surveys First-Time Buyers Might Need
Energy Performance Certificate (EPC)
Legally required before marketing a property, the EPC shows energy efficiency. While the seller provides this, understanding it helps you budget for running costs. Our domestic energy assessors can explain improvements to reduce bills. Read our full guide.
Specialist Surveys
Your surveyor might recommend additional investigations for specific concerns:
- Drainage survey: CCTV inspection of drains (£200-£400)
- Electrical inspection: If wiring appears old or unsafe (£150-£300)
- Timber/Damp specialist: If significant issues suspected (£200-£500)
- Structural engineer: For serious structural concerns (£400-£800)
While these cost extra, they provide detailed information when the survey was completed identifies potential major problems.
What Happens During a Property Survey
Understanding the process helps you know what to expect when home buyers make contact to arrange surveys:
1. Booking Your Survey
Once your offer is accepted, contact My Local Surveyors Direct. We'll match you with suitable local surveyors in your area who can carry out the survey quickly – typically within 3-7 days.
2. The Survey Visit
The surveyor visits the property (you don't need to be present). They'll:
- Inspect all accessible areas inside and out
- Check the loft space (if accessible)
- Examine the roof (using binoculars from ground level)
- Test for damp
- Photograph significant defects
- Make detailed notes
Level 2 surveys typically take 2-3 hours. Level 3 surveys take 3-5 hours depending on property size.
3. The Report
You'll receive your report within 5-7 working days (often faster). The service provided includes:
- Clear condition ratings
- Photographs of issues
- Explanation of what's wrong
- Advice on urgency and actions needed
- Estimated repair costs (for major issues)
Understanding Your Survey Report
Survey reports use traffic light ratings:
- Condition 1 (Green): No repair needed, normal maintenance only
- Condition 2 (Amber): Defects needing repair or replacement, but not urgent
- Condition 3 (Red): Urgent defects needing immediate attention
Don't panic if you see amber or red ratings. Almost every property has some issues. Focus on:
- Serious structural problems: Subsidence, major cracks, roof failure
- Damp and water ingress: Can cause expensive damage if untreated
- Safety issues: Dangerous electrics, gas leaks, unstable structures
- Major system failures: Boilers, drains, or roofs needing replacement
Building surveyors in our network are happy to discuss findings. Many consumers mentioned that talking through their report helped them understand the significance and decide next steps.
What To Do After Your Survey
Once you've read your report, you have several options:
Option 1: Proceed As Planned
If the survey shows the property is in good condition with only minor issues, continue with your purchase. Factor any small repairs into your moving budget.
Option 2: Renegotiate the Price
If significant issues are found, use your survey to negotiate. The work required gives you solid evidence for a price reduction. Many sellers agree to discounts rather than risk losing the sale.
Option 3: Request Repairs
Sometimes sellers agree to fix problems before completion. Get written confirmation of what they'll do and ideally have it checked afterwards.
Option 4: Walk Away
If the survey reveals major issues you're not comfortable with, you can withdraw. Better to lose survey costs than buy a money pit. Remember, you're not legally committed until contracts are exchanged.
The efficient service provided by local surveyors gives you this flexibility. Many home owners and home buyers report that having expert assessment gave them confidence in their decisions, whether that meant proceeding, renegotiating, or walking away.
Costs and Budgeting
Survey costs vary based on property value, location, and type:
- Properties under £300k: Level 2 typically £400-£500, Level 3 £600-£900
- Properties £300k-£500k: Level 2 £500-£700, Level 3 £900-£1,200
- Properties over £500k: Level 2 £700-£1,000, Level 3 £1,200-£2,000
Yes, it's an extra cost when you're already stretched. But compared to buying a property with hidden problems, it's essential protection. Think of it as insurance for your biggest investment.
Common First-Time Buyer Questions
Can I use the mortgage valuation instead of a survey?
No. The mortgage valuation is for the lender, not you. It's a brief check that the property is adequate security for the loan. Surveyors doing valuations spend 15-30 minutes on site and don't check everything. A proper survey takes hours and checks thoroughly.
Who arranges the survey?
You do, as the buyer. Once your offer is accepted, make contact with surveyors quickly. The sooner you book, the sooner you'll know if there are problems.
Does the seller know what's in my survey?
No. Your survey is confidential. However, if you use it to renegotiate, they'll obviously learn something was found. You can choose what information to share.
What if I can't afford repairs identified in the survey?
Use the survey to negotiate a price reduction equivalent to the repair costs. Alternatively, many buyers negotiate that the seller completes repairs before sale. If costs are too high and the seller won't budge, walking away might be best.
How do I find a good surveyor?
Use My Local Surveyors Direct to connect with qualified local surveyors. We ensure all our network members are accredited by RICS, CIOB, or RPSA. Many businesses appear in the RICS registry for added assurance. You'll get really fast response – most customers made contact and arranged surveys within 24-48 hours.
Red Flags That Definitely Need Surveys
Some properties particularly need thorough surveys:
- Built before 1900 (period properties need specialist understanding)
- Non-standard construction (timber frame, steel frame, concrete, thatched)
- Previously extended or significantly altered
- Signs of damp, cracks, or movement
- Flat roofs or complex roof structures
- Trees very close to the building
- Properties in former mining areas
- Homes near water (subsidence risk)
- Very low asking price (suggests problems)
For any of these, choose Level 3 Building Survey for comprehensive assessment.
Final Advice for First-Time Buyers
After helping thousands of first-time buyers, here's our best advice:
- Always get a survey: Don't skip it to save money. It's false economy.
- Choose the right level: When in doubt, go more comprehensive rather than less.
- Act quickly: Book your survey as soon as your offer is accepted to avoid delays.
- Read the whole report: Don't just look at ratings – read the detail.
- Ask questions: If you don't understand something, ask your surveyor to explain.
- Don't panic over minor issues: Almost every property has some problems. Focus on serious ones.
- Use findings to negotiate: Your survey gives you leverage – use it.
- Consider specialist surveys: If recommended, they're worth the investment.
- Keep your survey: It's useful for planning maintenance and future sales.
- Trust your surveyor: They're qualified experts – listen to their advice.
Get Professional Survey Advice
As a first-time buyer, you want confidence in your purchase. My Local Surveyors Direct connects you with experienced building surveyors who understand the challenges first-time buyers face. They provide clear, jargon-free reports and are happy to discuss findings.
Our network covers the whole UK, so wherever your property is located, we can connect you with qualified local surveyors who know the area. They understand regional property types, common issues, and local factors that might affect your home.
Most customers receive responses within 24 hours when they wish to contact us. Surveys are typically carried out within a week, keeping your purchase timeline on track. The service and professionalism customers report helps make the home buying process less stressful.
Ready to arrange your property survey? Contact My Local Surveyors Direct today and we'll connect you with qualified building surveyors in your local area. Get the expert assessment you need to buy your first home with confidence.
Don't gamble with your biggest investment. Professional survey advice from accredited building surveyors protects you from expensive surprises and gives you peace of mind about your new home.