How to choose a surveyor – and avoid a property buying horror story

Buying a property is likely the most expensive purchase you will ever make, but there is only so much you’ll be able to tell about it from estate agency images and a brief look around.

Without proper checks, your dream home could quickly turn into an expensive nightmare if pricey and even dangerous issues aren’t identified before you buy.

A survey, which inspects the property you are buying, can help spot current and potential problems, as long as you choose the right type.

Here, Telegraph Money explains how to choose a reputable surveyor, and how to complain if they miss something important.

Why you need a property survey

Unlike a valuation – which is carried out on behalf of a mortgage lender to make sure a property is worth what you’re asking to borrow – there is no requirement to have a property survey before you buy, but it can save you a lot of money in the long-run.

Most British housing was built many decades ago, so issues are likely to arise. Common problems include asbestos, damp, subsidence and Japanese knotweed, which sellers may often not know about – or sometimes deliberately try to hide.

Online forums are full of horror stories. 

In one case, posted on Reddit, a buyer spotted a crack in a wall, and the surveyor report showed the homeowner had removed the chimney breast themselves without adding structural beams, making the roof too heavy for the house, causing a serious risk of structural movement. The owners had been trying to sell without disclosing these issues.

Fixing subsidence or structural issues can cost around £13,500, according to advice website Unbiased, but it could be more depending on the size of the property and repairs needed.

It is not just the building you need to worry about. Invasive plants such as Japanese knotweed and bamboo can get into a property’s foundations and cause damage.

Removing invasive plants can cost around £4,000 depending on the extent of the issue, according to Checkatrade, but there may also be a repair bill for any structural damage.

The spread of these plants can also cause disputes with neighbours, and between buyers and sellers.

A London buyer successfully sued their seller for £200,000 in January after the property was found to have Japanese knotweed growing by the shed. The seller hadn’t highlighted any issues on the property form during the sale.

Spotting these issues before you buy means you could renegotiate the price, or even pull-out of a purchase.

“A good surveyor will reassure you, or highlight things you may not have seen, such as dampness, water corrosion, roof issues, woodworm or asbestos,” said Jonathan Rolande, of the National Association of Property Buyers.

“It is a question of deciding what can be repaired at a later date, what can be simply ignored and what is a dealbreaker.

“Typically, anything within 1-2pc of the purchase price can normally be ignored.”

How to choose a surveyor

When looking for a surveyor, as a first step you should check if your surveyor is accredited by either of the official bodies, the Royal Institution of Chartered Surveyors (RICS) or the Residential Property Surveyors Association (RPSA) and see if there are any reviews from friends or online.

The RICS and RPSA websites can be used to search for surveyors, and you can also search via Reallymoving and the HomeOwners Alliance.

Once you have someone, or a couple of people, in mind, see whether friends and family have used them before, or whether there are any online reviews from previous customers who recommend their work. 

It’s also worth considering picking someone local who has a grasp of the prevalent risks in the area – for example, properties in several areas in London are at particular risk of subsidence due to the city’s clay soil, so a surveyor who frequently visits properties in these areas should be alert to the warning signs.

How to choose the right survey

Picking a surveyor is one thing, but it’s also important to get the right kind of survey, as there are three to choose from and they don’t all go into the same level of detail.

The most basic is the RICS Home Survey Level 1, which provides a traffic light system of the condition of the property and grounds, highlighting problems that may arise. 

However, it doesn’t provide any advice or valuations.

The level 2 version is an RPSA Home Condition Survey – previously called a Home Buyer Report – also checks roof spaces, cites ongoing maintenance issues, and gives an idea of how much repairs will cost. 

Some will also provide a property valuation.

Another option is a full structural Level 3 RICS Home Survey or RPSA Building Survey, which include everything from the previous levels but take a more thorough look at the property’s structure and condition, including looking under floorboards.

It will identify defects, the consequences of ignoring them, how much repairs could cost and how long they could take.

A Level 1 and Level 2 survey could cost between £500 and £1,000, depending on the value of the property, according to Which?.

A full structural survey could cost from £700 to £1,500.

Rob Houghton, chief executive of property services comparison website Reallymoving, said it is important to look beyond price as if done properly, a survey can save you a huge amount of money.

“There’s no point getting an inadequate survey which isn’t right for your property,” he said.

“A Level 2 Survey checks for signs of issues that could impact the value, such as subsidence, damp, insulation and timber rot. 

“But if you’re buying an older property, or one that’s had significant building work or extensions, a more in-depth Level 3 survey will be needed, as it provides a detailed analysis of the construction and condition.”

Mr Houghton suggested highlighting any particular concerns and parts of the property you’re concerned about and would like inspected, so the surveyor doesn’t miss anything.

How to complain about your surveyor

Surveyors who are part of RICS and the RPSA must follow certain standards and a code of conduct.

This should provide some reassurance to buyers that the survey will be conducted professionally, but there is always a chance that serious issues can get missed.

If this happens, both trade bodies have complaint and arbitration schemes.

If you can’t come to a resolution you’re happy with, you may be able to complain to The Property Ombudsman or the Property Redress Scheme, if the surveyor is a member.