What's Included in a Home Survey?

When buying, selling, renovating or even simply maintaining your property, a home survey offers crucial insights into the condition and value of your home. Yet, one of the most common questions we hear from homeowners, architects, designers, and DIY enthusiasts alike is: what exactly is included in a home survey? Understanding the components of a typical home survey can help you identify potential problems early and avoid costly surprises down the line.

Whether you’re a first-time buyer or a seasoned property investor, this guide breaks down what to expect from a home survey in the UK—so you can make informed decisions with confidence.

What is a Home Survey?

A home survey is a thorough inspection of the condition of a residential property, typically carried out by a qualified surveyor. The main purpose is to identify existing problems as well as any potential issues that may affect the structure, safety or value of your home.

In the UK, most surveys are completed by a Chartered Surveyor regulated by the RICS (Royal Institution of Chartered Surveyors), providing a professional and standardised assessment that’s trusted by property professionals across the country.

These surveys are especially common before a home purchase or renovation, aiding both buyers and homeowners in understanding the state of the building and any works that may be required. However, they are just as useful for designers and tradespeople planning significant internal or external changes to a property.

There are several levels of survey available, which vary depending on how detailed the inspection is, with the main types being the RICS Home Survey Level 1, Level 2 (often called a HomeBuyer Report), and Level 3 (formerly called a Building Survey).

Key Components of a Home Survey

The content and detail of a home survey will depend on the level you choose. A Level 1 survey provides a high-level overview, whereas a Level 3 Building Survey goes into comprehensive detail. Here are the typical elements that could be included:

• Property Background & Location
• Construction Type and Materials
• Structural Integrity
• Roofing, Gutters and Drainage
• Damp and Moisture Readings
• Timber and Pest Inspection
• Windows, Doors & External Joinery
• Internal Elements (floors, ceilings, walls etc.)
• Plumbing, Heating & Electrical Systems
• Compliance with Building Regulations
• Outbuildings & Boundaries
• Risks & Recommendations

1. Structural Condition of the Building

This is one of the most fundamental aspects of any home survey. The surveyor will assess the property's foundations, walls, ceilings, floors and roof structure to detect cracks, bowing, movement or signs of subsidence. For older buildings or properties undergoing major design or renovation work, this part is critical in ensuring that the structure can handle the intended updates.

Any evidence of past movement (such as hairline cracks, wall tilting or sloped floors) will be documented with recommendations about whether further structural investigation is necessary. For architects and professional tradesmen, this information is vital for planning extensions, loft conversions or structural alterations.

2. Roofing, Chimneys and Drainage

The survey covers both flat and pitched roofs, checking the condition and lifespan of tiles, felt, flashing and roof timbers. Chimneys are reviewed for cracks, stability, and potential fire risks, particularly in period properties. Roofline elements like fascia boards, soffits and gutters are also evaluated for signs of leaking or blockages.

Drainage inspection is often visual, reviewing downpipes and ground-level drains for signs of pooling water or blocked gulleys. While surveyors don’t always have access to full underground drainage systems, any surface indicators of poor drainage or water damage will be noted.

3. Damp, Mould & Timber Condition

Damp is one of the most common issues found in UK homes, especially in older or poorly insulated properties. Surveys will include moisture meter readings and look for signs of rising damp, penetrating damp or condensation. Black mould, flaky paint, or musty smells are early indicators the surveyor will highlight.

Timber inspection checks for woodworm, wet rot, and dry rot in roof structures, floors, and internal joinery. If the property includes suspended timber floors or timber-framed walls, these checks are crucial. Spotting and resolving timber decay early can prevent extensive structural damage and is of great interest to DIY renovators and builders alike.

4. Windows, Doors and Joinery

The condition and security of external windows and doors will be reviewed, including the materials (timber, uPVC, aluminium), glazing (single or double), and overall fit and function. Rotting frames, failed seals or broken locks are common findings.

Internal joinery like stairs, skirting boards, and built-in cupboards are examined more closely in Level 2 and 3 surveys. For architectural designers, these insights assist with accurate budgeting, material planning, and understanding where replacements might be needed during renovations.

5. Services and Utilities Overview

Home surveys do not test utilities such as electricity, gas or plumbing systems aggressively, but the surveyor can identify visible deficiencies and estimate the age or condition of systems. For instance, they might note lead pipework, an outdated consumer unit, or unsafe wiring practices. These are often red flags for buyers and indicators that further specialist inspections may be needed.

For professionals involved in refitting bathrooms, kitchens, or heating systems, this information can help anticipate upgrades or compliance measures that need to be addressed before undertaking work.

6. Environmental & Legal Considerations

Surveyors also highlight any risks related to the property's location, such as proximity to flood zones, potential for radon gas, or invasive plant species like Japanese Knotweed. These can affect mortgages and insurance, making them critical for buyers and property developers.

Some surveys also advise on building regulation compliance, planning permissions, or potential legal issues, especially where extensions or alterations have previously been made. Ensuring that certificates are in place can prevent costly setbacks mid-renovation.

7. Valuation & Market Suitability

In a Level 2 HomeBuyer Report, a current market valuation and an insurance rebuild cost are often included. This provides a financial context for the condition findings, highlighting if the asking price is realistic or whether renegotiation is advised. This is especially helpful for young professionals or first-time buyers ensuring they’re making a worthwhile investment.

For project-focused buyers, understanding both the current and potential value of a property once renovated can influence design decisions and budget commitments. A survey can help future-proof your investment.

Home Survey Levels Compared

Survey Level	Best For	Includes
Level 1 (Condition Report)	New-builds or modern homes in good condition	Summary of condition, risks, urgent defects
Level 2 (HomeBuyer Report)	Conventional buildings under 100 years old	All Level 1 features plus advice on repairs, valuation and rebuild cost
Level 3 (Building Survey)	Older, larger, or altered buildings / renovation projects	Comprehensive analysis of structure, materials, significant defects, full repair advice

Why a Home Survey is a Smart Investment

For anyone involved in the property world—whether you're designing your dream kitchen, fitting a new roof, or advising a client on their development project—a home survey is your foundation of knowledge. It minimises risks, helps you plan your budget, and can even support your negotiations.

Young homeowners and DIYers looking to make their house a home will find a survey particularly valuable when buying an older property that may present hidden surprises. Meanwhile, architects and contractors will benefit from having a measured, professional overview of the building they're transforming.

If you're unsure which level of home survey is right for you, don’t hesitate to consult a RICS surveyor early in your journey. It may be the smartest money you spend before swinging a single hammer.

Need Help with Your Home Survey?

We work with trusted, RICS-registered surveyors across the UK to help you get the most accurate assessment of your property. Whether you're purchasing, renovating, or working on client projects, we can connect you with the right professionals for the job. Let us take the guesswork out of your investment—reach out today.