Why You Need a Survey
A mortgage lender's valuation is not a survey. It answers one question: is the property worth what the buyer is paying? It does not assess the structural condition, identify defects, or recommend any works.
An independent survey answers the question the buyer actually needs answered: what is the condition of the building, and what will it cost to put right any problems?
In London, where older properties with complex histories are common, a survey is especially important.
The Three RICS Survey Levels
RICS Level 1 — Condition Report
The most basic survey, suitable only for:
- New-build properties with a developer warranty
- Recently refurbished modern properties in obviously good condition
It provides a traffic-light condition rating for visible elements but no advice on repairs, no cost estimates, and no detailed commentary. Not appropriate for Victorian or Edwardian properties.
Cost: £300–£500
RICS Level 2 — Homebuyer Report
The standard mid-range survey, suitable for:
- Properties of conventional construction built after approximately 1930
- Properties in reasonable condition that appear well-maintained
The Level 2 survey covers condition ratings for all accessible elements, identifies significant defects, and highlights matters requiring legal attention. It can include a market valuation (optional extra).
What it does not do: inspect inaccessible areas (below ground, concealed voids, beneath floorboards), make detailed investigations of suspected problems, or carry out specialist testing.
Cost: £500–£900
RICS Level 3 — Full Building Survey (Structural Survey)
The most comprehensive survey, recommended for:
- Properties built before 1930 (virtually all Victorian and Edwardian stock)
- Non-standard construction
- Properties that have been heavily extended or altered
- Properties in visibly poor or uncertain condition
- Listed buildings
The Level 3 survey provides a detailed assessment of construction, condition, and defects — with descriptions, photographs, and repair recommendations. The surveyor will lift inspection hatches, inspect roof spaces, test services (noting visible concerns), and comment on the structural integrity.
Cost: £700–£1,500 depending on property size and complexity.
Additional Specialist Surveys
For London properties, several additional surveys are commonly commissioned alongside the main survey:
- Structural engineer's report: Where the building survey flags movement, subsidence, or significant structural concerns, a structural engineer's assessment provides a more detailed analysis
- Damp and timber survey: A specialist inspection for damp, woodworm, and timber decay — relevant for many Victorian properties
- Drainage survey (CCTV): Useful for older properties to confirm the condition of underground drainage before purchase
- Asbestos survey: For pre-2000 properties where refurbishment is planned
- Electrical installation condition report (EICR): Confirms whether the electrical installation is safe and compliant
For Victorian London Properties
Most central London terraced houses are Victorian or Edwardian. The unambiguous recommendation for these properties is a Level 3 Full Building Survey. Common issues in this housing stock include:
- Chimney and stack movement
- Failed or absent DPCs (damp proof courses)
- Timber decay in suspended floors
- Previous undisclosed alterations (removed chimney breasts, structural walls opened without support)
- Unapproved extensions lacking Building Regulations sign-off
- Outdated or dangerous electrical installations
A Level 2 survey will often understate these risks because it does not carry out the same depth of investigation.
How to Use the Survey
Once received, the survey should be used to:
- Identify any Condition 3 (urgent) items — are these deal-breakers?
- Obtain indicative costings for the major items before exchanging contracts
- Use the findings to negotiate the purchase price or request remedial works by the seller
- Plan a programme of refurbishment works after purchase
RCB Design & Build
RCB provides post-survey advisory support for buyers of London properties — translating survey findings into a costed programme of works, helping to identify what should be done immediately and what can wait, and integrating remedial works into a wider refurbishment brief.