Survey Red Flags vs Minor Defects: What Should Worry Buyers?

The Real Survey Red Flags That Are Worth Worrying About

I remember when I bought my first home and received my building survey back for the first time.

At the time, I was actually working with a property surveyor, so I thought I had the edge when it came to understanding what the reports meant and the best next steps to take.

But nothing quite prepared me for receiving my first report back, especially as this time, my vested interests were at stake.

The survey reports, which use a traffic light system, in my case, showed very little green, a lot of amber and a hefty amount of red, and the observations certainly left me concerned.

I didn’t know to what extent the surveyor had to cover their bases legally and what was seriously a problem I needed to act on.

Because in truth, every property has its defects and surveys aren’t there to highlight how perfect a property is. They’re intended to give you an honest picture.

The key, as I’ve learned the hard way, is understanding the difference between minor defects (which are part of normal homeownership) and the red flags, which will cost serious money or affect the property’s safety and structural integrity.

So, in this guide, we’ll help you identify the concerns you should think twice about and the issues that are often less serious than they first appear.

Overview

A survey goes looking for problems, and every home has one

Receiving a survey back with dozens of observations can be surprising and worrying, especially when the property appeared in great condition during your viewing. But it’s completely normal, and it’s what surveys are intended for.

It’s to identify anything that affects the property’s condition, maintenance and future performance.

The purpose is not to confirm whether the property is good or bad, but to explain its current condition and highlight any issues that might require attention now or in the future. And it’s understanding this difference that helped us move through the buying stages with greater confidence.

In Surrey or London? Organise a home survey with Westville Associates. Get a quote.

Minor defects and common issues you shouldn’t panic over yet

One of the biggest things I learned from reading my own survey was that not every amber or red condition rating meant we should walk away from the table.

Surveyors are trained to point out anything that may need maintenance, repair or further investigation. Many of these items are simply part of owning a home, particularly if you’re buying an older property.

Some things I’d recommend not losing your mind over are…

• Hairline cracks: Often resulting from seasonal movement and the normal expansion and contraction of building materials. Typically straightforward to repair during routine decorating.
• Loose or missing roof tiles: A small number of slipped or damaged roof tiles or moss build-up are common findings. Surveys might recommend routine maintenance to prevent issues from developing into costly repairs later. It’s a different story when you’re being told the entire roof is nearing the end of its lifespan.
• Gutters: Blocked gutters and leaking downpipes can appear in a report. In fact, my survey highlighted maintenance was required to the rainwater goods to prevent future moisture problems – and it’s an example of a minor defect that’s relatively easy to resolve before it causes damp.
• General wear and tear: Sticking internal doors, ageing sealant, worn decoration or older kitchens and bathrooms are all perfectly normal observations. They won’t necessarily affect a property’s structural condition, but are simply the result of everyday use and something that buyers are expected to update over time.

Survey red flags that deserve closer attention

While routine maintenance is part of buying almost any home, some findings deserve closer attention because they could involve significant repair costs.

Again, they don’t always mean you should pull out of the purchase, but it can help you understand what you’re taking on and can even help you renegotiate the price.

• Structural movement: Not every crack means there’s a structural problem. Surveyors distinguish between historic settlement and signs of ongoing movement. What they look for is wider cracks, movement patterns, distorted openings and/or evidence the building is shifting. If there’s doubt, they recommend a structural engineer to investigate further before exchanging contracts.
• Damp and moisture: A surveyor isn’t simply looking for damp; they’re identifying why moisture is present and whether that’s down to defective guttering, leaking pipework, poor ventilation or rising moisture. Left unresolved, damp can eventually lead to mould growth, damaged plaster and timber decay. My own survey recommended further investigation into damp before proceeding.
• Roof defects: Where a survey identifies widespread deterioration, structural roof defects or long-term water ingress, it’s important to understand the likely repair costs before moving forward. Obtaining quotes is useful leverage if you’re negotiating price.
• Timber decay: Surveyors look for the conditions that encourage rot or wood-boring insects, particularly where damp has been present for some time. Catching these issues early can prevent much more expensive structural repairs later.
• Electrical, gas and plumbing concerns: One thing that surprised me when I received my survey was that the surveyor couldn’t simply tell me everything was safe. Surveyors don’t carry out invasive tests; instead, they identify visible signs that might prompt further investigation. If your report recommends an electrical installation report or a gas safety inspection, it’s worth arranging these before you commit to the purchase.
• Poor alterations and missing approvals: Extensions, loft conversions and knocked-through walls can all add value provided they’ve been carried out correctly. A survey may identify alterations that appear inconsistent with good building practice or recommend checking Building Regulations approval and structural calculations with your solicitor before exchange, which is exactly what we had to do.

Not all red flags are deal breakers

One of the biggest misconceptions among buyers is that finding a significant defect automatically means they should withdraw from the purchase. In reality, many serious defects can be managed successfully.

• A roof nearing the end of its lifespan may require budgeting for replacement.
• Damp can often be resolved once the underlying cause has been identified.
• Structural movement may prove to be historic rather than ongoing.
• Timber repairs may be relatively localised and straightforward.

The important thing is understanding the nature of the problem, the likely cost of repairs and whether those costs are reflected in the agreed purchase price.

Buying in London or Surrey? Request a survey quote from Westville Associates.

Findings can help negotiate the price

If significant defects are identified, buyers may choose to:

• Request a reduction in the purchase price.
• Ask the seller to complete repairs before exchange.
• Obtain specialist reports before proceeding.
• Budget for future maintenance.
• Reconsider the purchase if repair costs exceed expectations.

Should you walk away?

Only you can decide whether a property remains the right choice after receiving your survey. For us, we proceeded, and it’s worth bearing in mind that very few homes are perfect.

From our perspective, we continued with the purchase because we understood the issues involved and were comfortable with the future maintenance costs. But it’s also OK to walk away if:

• Repair costs are significantly higher than expected.
• Serious structural issues create unacceptable financial risk.
• Essential investigations can’t be completed before exchange.
• The seller refuses to negotiate despite substantial defects.

Get a quote.