Who is a Survey For?
The bad news is, the survey commissioned by the buyer isn’t for you. It’s there to protect the buyer, and the surveyor will only provide a report and discuss their findings with the buyer. It’s then up to them if they want to share the contents, or part of it, with you. Which means that the surveyor who visits isn’t there to protect the sale, gloss over issues or keep everyone happy. They’re there to give the buyer an honest picture of the property, warts and all. It’s important to bear this in mind, as it explains the tone most reports are written in.
Of course, some sellers choose to commission their own survey before they start marketing the property. There are some advantages to this approach. Mainly, that it will reduce surprises, help you price the property appropriately, and speed up negotiations with any buyers. It won’t replace the buyer’s survey – that will still need to be done – but it can give you confidence, especially if you have an older or more unusual property.
What Type of Survey Will the Buyer Have?
Most buyers will choose one of two surveys:
A Level 2 Survey: Also known as a ‘homebuyer report’.
A Level 3 Survey: Often called a ‘full building survey’, and usually chosen for older, larger, altered or unusual properties.
So if you’re selling a Victorian terrace, an older cottage, or anything that’s been extended or altered, then you should expect a Level 3 survey. No matter which one you get, you’ll have a visit from a surveyor who will do a detailed inspection of the building. The main difference is in how in-depth they go.
What is the Surveyor Actually Doing?
On the day of the survey, a surveyor will turn up and inspect as much of the property as they can access. Don’t worry, they’re not there to nitpick cosmetic issues. They’re there to find defects, risks, and things that could cost their clients money in the future to fix or maintain.
So, they’ll be looking at the condition of:
• The roof (from the ground and inside the loft if possible).
• External walls, windows and doors.
• Insulation.
• Signs of dampness.
• Floors and ceilings.
• Plumbing, electrics and heating (on a visual basis or in normal operation, rather than specialist testing).
• Drainage, where visible.
• Outbuildings and boundaries.
The surveyor might also have instructions from the buyer to do things like advise on future improvements and alterations, or look at any alterations that have already been made. All the while they’re thinking defensively. They’re thinking ‘If this turns into a problem later, have I warned the buyer?’ which is why survey reports can sound quite negative, even on perfectly decent houses.
What Can’t Surveyors Do?
The surveyor’s job is to look at as much of the property as they can. But there are some things they aren’t allowed to do. So unless it’s been agreed with you beforehand, a surveyor won’t usually:
• Lift fitted floor coverings.
• Move items of very heavy furniture.
• Drill holes or open parts of the building (unless inspection covers can be removed without damage).
• Access parts of the building that are unsafe.
• Undertake specialist or intrusive tests.
• Guarantee the absence of problems.
So if something can’t be inspected properly or fully, it will be caveated in their report. That doesn’t mean it’s broken, it just means the surveyor can’t confirm it’s fine. RICS surveyors are required to carry public liability insurance, so if the surveyor does accidentally cause damage, you know it will be fixed.
How Can I Prepare for a Building Survey?
So that’s what a surveyor can do. Now let’s talk about what you can do as a seller to prepare for a survey. Because small things really can make a big difference!
Access: This is the number 1 issue. You should make sure the surveyor can get into the loft, and open all rooms, windows and doors. It helps to leave keys accessible and labelled if you can. You should also make sure they can access the boiler and inspect the electrical consumer unit, as these are both normally covered, and make sure boundaries and outbuildings are accessible. If you can, move anything that’s blocking meters and the stop cock, and unlock any garages and sheds before the surveyor arrives. If access is restricted, the report will say so, and buyers often assume the worst.
Paperwork: Surveyors love evidence. If you’ve had work done, try to have any paperwork to hand. That includes things like guarantees, completion certificates, building regulations sign-off, electrical and gas certificates, and FENSA certificates for windows or doors. You don’t need to hand over a lever-arch file, but being able to say ‘yes, it was done in 2018 and we’ve got the paperwork’ is incredibly helpful.
Don’t hide problems: This one sounds counterintuitive, but honestly helps everyone in this process. If you know about an issue, like past damp, a historic leak or previous subsidence, tell the estate agent, and make sure the buyer knows about it. If you’ve intentionally not declared an issue you have knowledge of, it could come back to bite you later on. And surveyors are very good at spotting when something’s being hidden! So the best policy is to have no secrets, as it makes everything easier to deal with.
Basic maintenance: You don’t need to renovate your house before a survey, but doing some basic maintenance can really help. Fix dripping taps, replace missing roof tiles, and clear your gutters if they’re overflowing. Give the insides of your windows a clean and make sure they all open properly. All of these little things affect the overall impression of how the property has been looked after.
Pets, people and practicalities: On the day of the survey, try to keep pets secured and minimise distractions. No one likes working with someone watching over your shoulder, so give the surveyor the space and time to work uninterrupted and not feel rushed.
What Happens After the Survey?
Once the surveyor has been, you can relax. They will write up a report and send it to the buyer, and from there one of three things usually happen:
1. They accept its findings and move on.
2. They ask questions
3. They try to renegotiate
Remember, renegotiation doesn’t always mean that the sale is falling apart. More often than not, the buyer just wants reassurance, quotes for work they want done, or clarification. This is where your preparation pays off. If you can provide evidence, context and realistic responses, then you’re in a much stronger position for this.
A building survey isn’t a judgement on you or your home. It’s a risk assessment for the buyer. When you frame it like that, it’s a much less scary prospect! And the better prepared you are, the fewer unknowns there are and the smoother the whole process becomes. In our experience, most sales don’t fall through because of surveys, but because of poor communication and unmanaged expectations. Get those right, and you’re already ahead. For more information on building surveys, just get in touch with the team at Harrison Clarke today, and we’ll be more than happy to help.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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