What a Survey Can Really Reveal About a House Beneath the Surface
I’ve been there. I fell in love with a property on a viewing as soon as I stepped through the doors. I knew it was the one.
Freshly painted walls, modern kitchen, loft conversion and an immaculate garden, all for a steal of a price (£500K for a 3-bedroom property in Guildford, Surrey).
To me, it looked like a property that had been well looked after, and the previous owners were even surveyors. What could go wrong?
You learn a lot of lessons when buying your first home
Appearances can be deceptive, with the most expensive defects being hidden far beneath the surface of the gorgeous cosmetic improvements the previous owners made. My advice? Make sure you’re aware of them before you move in, not after.
As a first-time buyer, a professional property survey became invaluable (and it only cost around £700). It highlighted issues that I never expected to see (or even knew existed).
We opted for the highest level (Level 3) to cover all bases, and it made all the difference before making the biggest financial decision of our lives.
Below, I’ll walk you through the difference between a beautiful-looking home and a genuinely well-maintained property, highlighting nuances and information we learned through our survey so you can, like us, avoid unexpected costs.
Learning the hard way that looks can be deceiving
When you view a property that, from the outside, looks like it’s been finished well and completed to a good standard, it’s hard to imagine it could be concealing issues underneath.
Naturally, estate agents show properties in their best light to sell the home, with photography making almost any home appear more attractive online (I can’t tell you the number of properties that looked very different in the flesh).
But one of the hardest lessons we learned was that cosmetic improvements made to the property do not always reflect the condition of the building itself. The new carpets didn’t reveal the damp underneath, the gorgeous open floor plan concealed the fact that a supporting beam was removed, and the freshly painted walls hid evidence of previous roof leaks.
We didn’t have the specialist knowledge surveyors have to spot these issues when viewing the property. We were blind to the fact that the core parts of the home had not been updated, while the face of it had been improved. Don’t fall into the same trap as we did.
The common problems a survey can uncover (and did)
Damp and moisture issues
Damp is a commonly reported issue in most residential properties. Even if the walls are freshly painted, a surveyor looks for signs that moisture affects the building, and may identify:
- Evidence of penetrating, rising or condensation-related damp.
- Defective gutters or downpipes allowing water to enter the property.
- Leaking pipework causing moisture damage.
- Poor ventilation contributing to condensation and mould.
- Staining, tide marks or peeling finishes that suggest ongoing damp problems.
- Conditions that could lead to timber decay if left untreated.
Roof defects
The roof is a key focus during a survey, and a surveyor will typically assess the roof from ground level and any accessible vantage points to look for:
- Missing, slipped or broken roof tiles.
- Deteriorated flashing around chimneys and roof junctions.
- Sagging roof lines or signs of structural distortion.
- Blocked valleys or damaged rainwater goods.
- Ageing roof coverings nearing the end of their service life.
- Evidence of water ingress affecting the roof structure.
Structural movement
Cracks are common in many homes, but not all cracks indicate serious structural issues. A surveyor will assess:
- The location and pattern of cracks.
- Whether movement appears historic or ongoing.
- Signs of differential settlement.
- Bulging or leaning walls.
- Distorted window and door openings.
- Floors that slope or feel uneven.
Timber decay
Many structural timber elements are concealed within floors, lofts and roof spaces. During a survey, attention is given to:
- Evidence of wet rot or dry rot.
- Signs of wood-boring insect activity, such as flight holes.
- Damp conditions that encourage fungal growth.
- Poor ventilation within roof spaces.
- Decaying structural timbers.
- Areas that may require further specialist inspection.
Plumbing and drainage
Although a survey doesn’t include invasive plumbing tests, it can identify visible signs that suggest underlying problems and might identify:
- Evidence of leaking pipework.
- Corrosion or ageing plumbing installations.
- Poor water drainage around the property.
- Blocked or defective rainwater systems.
- Water staining indicating previous leaks.
- External drainage defects that could contribute to damp.
Alterations and DIY improvements
Not every renovation, extension, or loft conversion is completed to a high standard (and our survey flagged a concern that a load-bearing wall might have been removed without approval, prompting further investigation).
A surveyor will look for:
- Alterations that appear inconsistent with good building practice.
- Inadequate structural support.
- Poorly executed extensions.
- Loft conversions requiring further investigation.
- Missing evidence of Building Regulations approval.
- Alterations that may require legal or technical checks.
In Surrey or London? Organise a Level 2 survey with Westville Associates.
Understanding the difference between cosmetic improvements and genuine maintenance
There’s a huge difference between maintaining a property and simply improving its appearance.
Well-maintained homes show evidence of upkeep like properly functioning gutters, sound roofing, effective drainage, appropriate ventilation and energy efficiency.
But buyers typically don’t notice these areas when viewing a property.
Cosmetic improvements are designed to enhance a home’s appearance.
New flooring, fresh paint and modern fixtures can make a home more appealing, but they do not guarantee that the renovations were completed to a good standard or that other elements have received the same level of attention.
How a RICS Survey gives confidence
A RICS survey provides an objective assessment of a property’s condition. A mortgage valuation is for the lender’s benefit, whereas the survey focuses on informing you, the buyer. Depending on the property, you may choose between different levels of survey.
- Level 2 Home Survey: For conventional properties that appear to be in reasonable condition. It highlights significant defects and maintenance issues that could affect the property’s value or require attention.
- Level 3 Building Survey: Offers a more comprehensive inspection and is often recommended for older properties, listed buildings, homes that have been substantially altered or properties requiring renovation.
Because of our property’s age, we were advised to get a Level 2 or a Level 3. We found little difference in price between Level 2 and Level 3, so we chose Level 3 for peace of mind and to get as much detail as possible.
How to choose: Level 2 Home Buyers Survey or Level 3? How to choose the right report for you.
How survey findings can save you money
If significant defects are identified, buyers can:
- Renegotiate the purchase price.
- Request that certain repairs are completed before exchange.
- Budget accurately for future maintenance.
- Seek specialist inspections where appropriate.
- Reconsider the purchase if repair costs are likely to be excessive.
It doesn’t matter how new or relatively modern the property is. Every home can experience issues relating to workmanship, drainage, roofing, or moisture, and for around £1,000 (depending on your property size), a survey is invaluable for providing sufficient reassurance and information.
FAQs
- Will a survey identify every problem? No survey can guarantee it will find every defect, particularly where parts of the property are inaccessible. However, a RICS survey provides a thorough visual inspection and highlights areas requiring further investigation where necessary.
- Is a mortgage valuation the same as a survey? No. A mortgage valuation primarily protects the lender by confirming the property’s value. It isn’t intended to provide a detailed assessment of the building’s condition.
- Which survey should I choose? The most appropriate survey depends on the property’s age, construction and condition. A qualified RICS surveyor can advise whether a Level 2 Home Survey or Level 3 Building Survey is more suitable.
