What a pre-purchase building survey covers
A pre-purchase building survey assesses the condition of a property before purchase, identifying defects, costs of remediation, and matters for the purchaser's solicitor. RICS surveys are tiered: Level 1 (condition report, simple modern stock), Level 2 (homebuyer report, mainstream stock), Level 3 (building survey, older / unusual / problematic stock).
- Visual inspection of all accessible parts of the property
- Defect identification with photographic evidence
- Indicative cost of remediation for significant defects
- Boundaries, services, and outbuildings review
- Roof and elevations external inspection
- Subsidence, movement, and structural-concern flagging
- Written report in RICS-standard format
Typical findings
- Roof defects and life-expectancy concerns (often the highest-cost finding)
- Damp evidence requiring further specialist survey
- Boundary discrepancies between deeds and reality
- Outdated electrical or heating systems requiring near-term replacement
- Movement / subsidence indicators warranting structural-engineer follow-up
Typical cost: £500-£900 RICS Level 2 (Homebuyer), £900-£2,500 RICS Level 3 (Building Survey), specialist follow-up surveys typically £250-£900 each
When to book: Before exchange of contracts on any property purchase, especially where the property is older, unusual, has visible defects, or where the lender requires only a basic mortgage valuation that is not a survey.
Required qualifications for assessor: RICS-registered Chartered Surveyor (MRICS or FRICS) with appropriate level-of-service permission