Who Organises a House Survey When Buying

When purchasing a home in the UK, one of the most important steps in the conveyancing process is the property survey. This detailed inspection provides vital information about the condition of the building and can help identify structural issues, hidden defects or repair needs that may not be obvious during a viewing. Despite its importance, many first-time buyers are unsure who is responsible for organising the survey, what types are available, and how the findings might impact the sale. Understanding this process can help buyers make informed decisions, avoid costly surprises and negotiate confidently.

This article explores who organises the survey when buying a house, how surveys fit into the home-buying timeline, the types of surveys available, and what buyers need to consider when choosing a surveyor. It is aimed at residential homebuyers, particularly those navigating the process for the first time, and explains the current UK standards and procedures involved in commissioning a survey.

What Is a Property Survey and Why Is It Important?

A property survey is an inspection carried out by a qualified surveyor to assess the condition of a home. It is typically conducted after an offer has been accepted but before the exchange of contracts. The survey provides an impartial report on the state of the property and highlights issues such as damp, subsidence, roof defects, timber decay, insulation problems or planning irregularities.

Surveys are particularly important for older buildings, properties with visible defects, or homes in areas with known subsidence or flooding risk. For new-builds, a different inspection process may apply, such as snagging surveys or warranty checks.

The key distinction is that a survey benefits the buyer, not the seller. It is not a legal requirement, but it is strongly recommended by mortgage lenders, solicitors and professionals across the housing sector.

Who Organises the Survey?

In almost all cases, it is the buyer who arranges and pays for the property survey. This is because the survey is commissioned for the buyer’s benefit, to help them make an informed decision about whether to proceed with the purchase and at what price. The seller has no obligation to provide a survey, although they may supply information from past reports or Home Reports in Scotland.

After an offer is accepted, the buyer is responsible for instructing a surveyor to carry out the inspection. The estate agent will usually provide access to the property and coordinate with the seller for a convenient time. The buyer should act promptly at this stage, as the findings of the survey may influence the next steps, including renegotiating the price or requesting repairs.

Types of Surveys Available

There are several types of property surveys available in the UK, each with varying levels of detail and cost. The most common are Level 1, Level 2 and Level 3 surveys, which align with the latest RICS Home Survey Standards.

A Level 1 survey, previously known as a Condition Report, is the most basic option and provides a summary of the property’s condition without detailed advice. A Level 2 survey, formerly the HomeBuyer Report, is the most popular choice for standard properties and includes commentary on visible defects, structural concerns and maintenance needs. A Level 3 survey, or Building Survey, offers the most comprehensive inspection and is suitable for older, larger or unconventional homes. It includes detailed analysis, photographs and advice on repairs, future maintenance and potential costs.

Mortgage lenders also carry out their own valuations, but these are purely for lending purposes and do not provide the buyer with any meaningful insight into the condition of the property. A lender’s valuation is not a substitute for an independent survey.

How to Choose a Surveyor

Buyers should select a qualified, independent surveyor who is regulated by the Royal Institution of Chartered Surveyors (RICS). This ensures the surveyor adheres to professional standards and carries adequate insurance in case of error. It is sensible to obtain quotes from several surveyors, check their experience with similar property types and ask how long the report will take to complete.

In some cases, a buyer may be offered a survey through their mortgage lender. While this can be convenient, it is worth confirming whether the surveyor is acting solely for the lender or whether an upgraded report can be commissioned for the buyer’s benefit. An independent surveyor is often better placed to provide objective advice and detailed analysis tailored to the buyer’s concerns.

Timing and Cost of Surveys

Surveys are usually arranged as soon as an offer has been accepted and the conveyancing process begins. The aim is to receive the survey report before exchange of contracts, so that any issues can be considered and addressed in good time. If significant defects are discovered, the buyer may want to renegotiate the price, request repairs, or withdraw from the purchase entirely.

The cost of a survey depends on the type chosen and the location of the property. As of 2025, a Level 2 survey typically costs between £400 and £700, while a Level 3 Building Survey may range from £700 to £1,500 or more. Specialist surveys, such as damp inspections, structural engineer reports or timber assessments, may incur additional fees.

Buyers should treat the survey cost as an essential part of the transaction, not an optional extra. The expense of identifying a major problem early can be far less than the cost of unexpected repairs after moving in.

Common Mistakes and Misunderstandings

One of the most common misconceptions is that the seller or estate agent is responsible for organising the survey. In reality, this step is entirely up to the buyer. Another mistake is assuming that the lender’s valuation offers protection, when it often does not cover structural problems or hidden defects.

Buyers may also overlook the importance of acting quickly. Delaying the survey can lead to complications later in the process, particularly if urgent repairs or renegotiation is needed. It is best to instruct the survey as soon as the offer is accepted and to stay in contact with the surveyor throughout.

Another risk is selecting the wrong type of survey. Choosing a basic Level 1 survey for an older property may result in limited findings and fail to highlight serious problems. Buyers should consider the age, construction, and condition of the property when selecting the most appropriate level of inspection.

Benefits of a Thorough Survey

A well-executed survey provides reassurance about the property’s condition and can help buyers avoid costly mistakes. It also offers leverage for price negotiation and ensures there are no surprises after completion. In some cases, a detailed survey can reveal issues that prompt further specialist investigations, such as drainage surveys, asbestos testing, or structural assessments.

The findings may also influence the buyer’s decision on insurance, renovation plans or long-term maintenance budgeting. In competitive markets, a pre-sale survey can give buyers a clearer understanding of the property’s real value and help them stand out from other purchasers.

Case Example

In one recent case in York, a young couple buying a 1930s semi-detached home commissioned a Level 2 survey which revealed a minor crack in the chimney breast. They upgraded to a Level 3 survey and discovered early signs of subsidence affecting the rear extension. Armed with this information, they renegotiated the sale price by £15,000 to reflect the likely cost of underpinning. Without the survey, they would have faced major expenses within a year of moving in.

Conclusion

When buying a house in the UK, the responsibility for organising the survey lies squarely with the buyer. It is a critical step that provides insight into the condition of the property and can protect against future financial risk. Choosing the right survey, instructing a qualified professional, and acting promptly can make all the difference in a successful and stress-free purchase. While the process may seem daunting, it is a small investment compared to the peace of mind and potential savings it can offer.