When you're buying or selling a home, a surveyor is one of those quiet professionals who can make a big difference. They don't just spot problems, they help you understand what you're actually buying or selling.
If you're unsure what surveyors do or when to bring one in, here's a clear guide to help you decide.
What a surveyor does
A surveyor is a qualified expert who inspects, values, and reports on property. Their role depends on what stage you're at:
- If you're buying, they check the home's condition and flag any issues that could affect its value or safety.
- If you're selling, they can help you price realistically — and avoid nasty surprises when the buyer's survey comes back.
- If you're remortgaging or extending, they confirm the property's current value for lenders or planners.
Most residential surveyors are registered with the Royal Institution of Chartered Surveyors (RICS), a good mark of quality and professionalism.
When you might need a surveyor
There isn't just one moment when surveyors appear in a property journey. You might hire one in several scenarios:
1. Buying a home
A survey gives you independent reassurance about what you're buying. It can help you:
- Understand the real condition of the property.
- Spot costly issues (like damp, subsidence, or roof problems).
- Renegotiate the price if the survey uncovers major work.
Even new-build buyers sometimes commission surveys — snagging lists can reveal unfinished or poor-quality work.
2. Selling a home
If you're selling an older or unusual property, getting a survey in advance can help you set a realistic price and be ready for any issues that buyers' surveyors will raise.
It can also speed up the sale by preventing back-and-forth renegotiations.
3. Remortgaging
Lenders often arrange their own valuation survey, but if you've made improvements or extended your home, getting an independent valuation first can help you understand what it's worth before applying.
4. Renovating or extending
Before knocking down walls or adding a loft, you might need a measured survey or structural report. This ensures your architect or builder has accurate plans and helps avoid costly mistakes.
The different types of surveys
There are various forms of surveys, each varying in detail. Here's how they differ:
- Mortgage valuation survey: For the lender to confirm the property value. Minimal work, not a condition check
- Homebuyer's report survey: For buyers wanting peace of mind Mid-level, highlights urgent or major issues.
- Building (structural) survey: For older, larger, or unusual homes. It's a comprehensive inspection and report
- Snagging survey: For new builds, checks for unfinished or substandard work.
Costs of a survey vary depending on size, location, and property type. Get several quotes to evaluate which surveyor you would like to work it.
Why it feels complicated
Many buyers assume the mortgage valuation is enough. It isn't. That report exists for the lender's protection, not yours.
The first time you read a full survey can also be unsettling, they tend to list every cracked tile and loose hinge. The trick is to focus on what matters: anything that affects structure, safety, or value.
How to find a good surveyor
Here’s where to start:
- Ask your conveyancer or estate agent: they usually know trusted local surveyors.
- Use the RICS “Find a Surveyor” tool: (rics.org/find-a-surveyor).
- Check reviews: quick turnaround and clear, photo-based reports matter as much as price.
- Verify they have Professional Indemnity (PI) insurance – this protects you if they miss a serious issue like hidden damp or structural movement.
- Red flag: Anyone who can’t show PI insurance or won’t share a sample report.
New-build? Choose someone experienced with snagging surveys.
Leasehold flat? Pick a surveyor who understands communal and service-charge issues.
Listed or rural home? Look for period-property specialists.
Not keen on trawling through directories?
Property Looker can help you find surveyors near your new home, so you can move forward with confidence.
What happens after the survey
Once you receive the report:
- Read it carefully. Highlight anything marked as “urgent” or “requires further investigation.”
- Talk to your conveyancer.They’ll advise which issues are serious.
- Decide whether to:
- Renegotiate the price,
- Ask for repairs before completion, or
- Budget for the work yourself.
Also check the EPC (Energy Performance Certificate) against the survey findings. Surveyors often spot missing insulation or upgrades the EPC overlooks.
Final thoughts
A good surveyor doesn’t stop you from buying a property, they help you understand what you're buying.