Let's be clear about this crucial point: the valuation your mortgage lender arranges is not a survey. It's purely for the lender's benefit to confirm the property provides adequate security for their loan. The valuer isn't looking for defects, structural problems, or maintenance issues – they're simply checking the property is worth approximately what you're paying.

In many cases, valuations are now conducted without even visiting the property, relying instead on comparable sales data. Even when a valuer does visit, their inspection is brief and superficial compared to a proper RICS building survey.

When you viewed the property, you were probably focusing on the layout, decoration, and whether you could picture yourself living there. You weren't:

• Inspecting the roof space for timber defects and insulation issues
• Checking foundations for subsidence or movement
• Looking for damp penetration behind furniture and fittings
• Assessing the condition of the electrical installation
• Examining drainage systems and guttering
• Identifying structural defects hidden by decoration
• Testing for asbestos in older properties

If your survey identifies defects, you have several powerful options:

Without a survey, you have no leverage to renegotiate and no protection if problems emerge after you've moved in.

Even if you proceed with the purchase after the survey, understanding the property's condition helps you budget realistically for repairs and maintenance over the coming years.

First-time buyers often underestimate the costs of property ownership. A survey gives you a clear picture of:

• Immediate repairs: Work needed within the first 6 months
• Short-term maintenance: Issues to address in years 1-3
• Long-term planning: Major works like roof replacement in years 5-10
• Annual maintenance costs: Realistic budgets for ongoing upkeep

Damp is one of the most common defects identified during surveys. Our surveyors look for:

• Rising Damp: Moisture rising through walls from ground level, often caused by failed damp proof courses
• Penetrating Damp: Water entering through walls, windows, or roofs
• Condensation: Caused by poor ventilation, common in bathrooms and kitchens

Roof issues are expensive to fix, so identifying them before purchase is crucial:

• Missing or slipped tiles allowing water penetration
• Damaged lead flashing around chimneys and valleys
• Aging roofing felt in roof space (typical lifespan 15-25 years)
• Deteriorating valleys causing leaks
• Inadequate roof insulation (energy efficiency impact)
• Timber defects in roof structure

Repair costs: Minor repairs £200-£1,000; major repairs £2,000-£5,000; full re-roof £5,000-£15,000+

Outdated or defective electrical installations are common in older properties:

• Old fuse boxes requiring upgrade to modern consumer units
• Inadequate earthing creating safety risks
• Aluminum wiring (common 1960s-1970s) needing replacement
• Insufficient sockets leading to dangerous overloading
• No recent electrical safety certificate (recommended every 5-10 years)

Cracks indicating structural movement, subsidence, heave, or settlement require investigation. Our surveyors identify concerning cracks and recommend monitoring or specialist investigation where appropriate.

Types of cracks:

• Fine hairline cracks: Usually normal settlement, not concerning
• Diagonal cracks: May indicate subsidence or heave, especially near corners
• Horizontal cracks: Can indicate wall tie failure or other structural issues
• Stepped cracks in brickwork: Often follow mortar joints, may indicate movement

Subsidence repairs: £5,000-£50,000+ depending on severity. May affect mortgage availability and buildings insurance.

Timber problems can affect structural integrity if left untreated:

• Woodworm: Small holes in timber, caused by wood-boring beetles. Treatment £200-£2,000
• Dry Rot: Fungal attack causing timber to crumble. Very serious. Treatment £1,000-£10,000+
• Wet Rot: Fungal attack in damp timber. Less serious than dry rot. Treatment £500-£3,000

Timber defects commonly affect roof timbers, floor joists, and structural elements. Early identification prevents extensive damage.

Drainage problems cause damp, structural damage, and unpleasant conditions:

• Blocked or damaged underground drainage
• Inadequate surface water disposal causing waterlogging
• Defective guttering allowing water to damage walls
• Broken or misaligned drainpipes
• No access manholes for maintenance

Your surveyor may recommend a specialist CCTV drainage survey if concerns are identified. Cost: £200-£400.

We regularly hear from first-time buyers who skipped the survey, moved in, and then discovered expensive problems:

• "We found subsidence after moving in - £25,000 repairs, impossible to remortgage"
• "The roof leaked in winter - £8,000 to fix, and it damaged our belongings"
• "Electrical problems caused a fire - thankfully minor, but terrifying"
• "We had to completely rewire within 6 months - £5,500 we didn't budget for"

Don't be one of these statistics. A survey is insurance against the unknown.

As we explained earlier, the valuation protects your lender, not you. It's not a substitute for a proper building survey.

Many FTBs assume "the bank had it valued, so it must be okay." This is dangerously wrong. The valuer's job is confirming the property is worth roughly what you're paying to secure the loan – they're not checking for defects, structural issues, or maintenance problems.

The cheapest surveyor isn't always the best value. Consider:

• Qualifications: Is the surveyor RICS qualified?
• Experience: How many years practicing? How many FTB surveys?
• Service quality: Can you speak to them? Are reports detailed?
• Insurance: Do they have adequate PI cover?
• What's included: Some "cheap" surveys have hidden extras

A £300 survey from an unqualified inspector who misses major defects is far more expensive than a £600 RICS survey that identifies £10,000 of repairs.

Some FTBs skim the executive summary or only look at red flags. This is a mistake!

How to read your survey properly:

1. Read the entire report, not just the summary
2. Highlight anything you don't understand to ask your surveyor
3. Note all amber warnings, not just red urgent items
4. Pay attention to maintenance advice for the future
5. Keep the report permanently – you'll need it for insurance, future works, and eventually selling

If your surveyor recommends further investigations (electrical inspection, drainage test, timber specialist, etc.), follow this advice. It's for your protection.

Common further investigations:

• Electrical inspection: £200-£400 from NICEIC electrician
• CCTV drainage survey: £200-£400 from drainage specialist
• Timber/damp specialist: £150-£300 from qualified specialist
• Structural engineer: £400-£800 for serious movement/subsidence

Yes, these cost extra, but they provide crucial detailed information about serious potential problems.

If defects are identified, don't be afraid to renegotiate! Many sellers expect some negotiation after the survey.

No, surveys aren't legally required in England and Wales, but they're strongly recommended to protect your investment. Without a survey, you're buying the property entirely as seen, with no professional assessment of condition or defects.

The inspection itself takes 2-4 hours for Level 2 HomeBuyer Survey or 4-8 hours for Level 3 Building Survey. Reports are typically delivered within 3-5 working days after the inspection. Total timeline from instruction to report: usually 7-10 days.

Yes, if significant defects are found, you can renegotiate the purchase price or ask the seller to complete repairs. Get quotes for identified work to support your renegotiation. Approximately 70% of reasonable renegotiation attempts achieve some price reduction.

Consider a Level 2 survey (£400-£700) rather than Level 3 (£800-£1,500) to reduce costs. However, we strongly advise against skipping the survey entirely. If £400-£700 will break your budget, you may be over-stretching financially and should reconsider the purchase or save more first.

Remember: a £500 survey frequently saves £5,000-£15,000 through identifying defects for renegotiation or preventing you from buying a problem property.

Surveys focus on the property structure and condition, not neighbors or neighborhood issues. However, surveyors may note obvious concerns like noise from adjacent properties, evidence of disputes (boundary walls, fences), or issues affecting your property from neighboring land.

For neighborhood research, speak to locals, visit at different times/days, and check online resources about crime rates, schools, and facilities.

You're welcome to attend but it's not essential. Benefits of attending:

• Ask questions about the property on-site
• Understand the property's condition better
• Discuss any specific concerns you have
• Get a feel for the inspection process

However, many FTBs find it easier to review the detailed written report and then discuss with the surveyor by phone if needed.