What is a building surveyor?
A building surveyor is a trained professional who assesses the structure, safety, and condition of buildings.
They’re qualified to spot issues that may not be obvious to the untrained eye – like hidden damp, subsidence, roof defects, or non-compliant extensions.
They don’t just inspect properties – they provide reports that help homeowners, buyers, or developers make informed decisions about repairs, risks, and value.
Building surveyors are often regulated by professional bodies such as the Royal Institution of Chartered Surveyors (RICS).
Types of building surveys: level 1, 2, and 3 explained
In 2020, RICS introduced a new standardised naming system for surveys to make things clearer. These are now known as Level 1, Level 2, and Level 3 surveys. Here’s what each involves:
Level 1 survey (Condition report)
Best for: Newer, modern homes in good condition.
- A basic, entry-level survey.
- Describes the overall condition of the property.
- Highlights any urgent defects or risks.
- Doesn’t include advice on repairs or detailed investigation.
Level 2 survey (Homebuyer report)
Best for: Conventional homes in reasonable condition.
Available with or without a property valuation.
- Identifies visible problems such as damp, rot, roof issues, etc.
- Uses a simple traffic light system (green / amber / red) to rate issues.
- Includes advice on repairs and maintenance.
- May flag legal concerns for your solicitor (e.g. access or planning issues).
- Not invasive – surveyors won’t look under floorboards or behind walls.
Level 3 survey (Full structural survey or Building survey)
Best for: Older, larger buildings, renovation projects and properties in poor condition.
- The most detailed survey available.
- Thorough examination of all accessible parts of the property.
- Identifies both visible and potential hidden defects.
- Provides detailed advice on repairs, estimated costs, and next steps.
- Can be tailored to specific concerns (e.g. subsidence or timber decay).
Always speak to the surveyor if you’re unsure. A reputable RICS-registered surveyor will help you choose the right option based on your property and plans.
How much does a building surveyor cost?
The cost to have a building survey can be anywhere between £300 and £1,500 or sometimes more.
The cost of hiring a building surveyor depends on several factors, including the type of survey, size and age of the property, location, and the surveying firm.
What affects the cost?
Property size and value: Larger or high-value homes cost more to survey.
Location: London and the South East tend to be more expensive.
Surveyor’s experience: Chartered surveyors (RICS-registered) may charge more but offer a higher standard.
Urgency: Faster turnaround times may come at a premium.
Extras: Optional services like valuations, thermal imaging, or specialist reports (e.g. damp or structural engineers) can add to the total cost.
Cost-saving tips
Shop around: Get at least 2 – 3 quotes from RICS-registered surveyors.
Don’t just go with the cheapest: A more thorough survey could save you thousands later.
Ask for tailored quotes: If you have specific concerns (e.g. damp, cracks), surveyors can often adjust their report to focus on those.
How long does a building survey take?
The time it takes to complete a property survey can vary depending on the type of survey, property size, and the surveyor’s availability.
A property survey can typically take between 1 – 8 hours for the site visit and the surveyor’s report is usually received around 1 to 10 working days or sometimes longer depending on the workload of the individual surveyor.
Why a building survey is worth it
While surveys aren’t legally required, skipping one could cost you thousands later. A good building survey:
- Flags serious problems before you buy
- Gives you leverage to renegotiate the price
- Helps you plan repairs or renovations
- Provides peace of mind
A building surveyor is your expert guide to understanding the condition of a property – before or after you own it. Whether you choose a Level 1, Level 2, or Level 3 survey, you’re investing clarity, confidence, and long-term savings.