Buying a home is a big financial commitment, so it makes sense to understand exactly what you are buying before you exchange contracts.
One of the questions we regularly get asked at Koto Financial Services is: “What type of survey do I actually need?”
There are several different options available, and the right one will depend on the property you are buying, its age, condition and whether it has been altered or extended.
It is also important to understand that a mortgage valuation is not the same as a home survey. A valuation is carried out for your mortgage lender to assess whether the property provides suitable security for the mortgage. It is not a detailed inspection of the condition of the property.
A home survey is for you, the buyer, and can identify defects and potential problems before you commit to the purchase.
The most common options are a Level 2 Home Survey and a Level 3 Home Survey, but there are also enhanced options and specialist surveys available.
At Koto, we work with established survey providers including e.surv Chartered Surveyors and The Moving Portal, helping our clients understand the options available to them.
You can also read the latest customer reviews for e.surv on Trustpilot and The Moving Portal on Trustpilot. Trustpilot ratings and review numbers can change over time. At the time of writing, e.surv has a 4.8 rating from more than 14,000 reviews, while The Moving Portal has a 4.9 rating from more than 400 reviews.
For more information about the other services we can help with, visit Koto Financial Services – Other Services.
What Is a Home Survey?
A home survey is an inspection of a property carried out by a qualified surveyor. Its purpose is to give you a better understanding of the property’s condition and highlight defects, potential problems and areas that may need repair or further investigation.
The level of survey you choose should reflect the property.
Level 2 Home Survey
A Level 2 Home Survey is generally suitable for conventional houses, flats and bungalows that appear to be in reasonable condition and have been built using standard construction methods.
It provides a more detailed assessment than a basic valuation and can identify visible defects, maintenance issues and repairs that may be required.
For many modern or relatively straightforward properties, this can be an appropriate option.
However, if the property is older, has been significantly altered or extended, or you have concerns about its construction or condition, you may want to consider a more detailed survey.
Level 3 Home Survey
A Level 3 Home Survey is the most comprehensive standard RICS home survey.
It is generally more suitable for older, larger or unusual properties, properties that have been substantially altered or extended, or homes where significant renovation work is planned.
It provides a much more detailed assessment of the building, including its construction, condition, defects and potential repair requirements.
If you are buying an older property with extensions, structural alterations or obvious signs of deterioration, a Level 3 survey may provide more useful information before you commit to the purchase.
e.surv Level 2 HomePlus Survey
There is also another option worth knowing about: the e.surv RICS Level 2 HomePlus Survey.
This can be a useful middle ground if you are buying a conventional property but want more information than you would typically get from a standard Level 2 survey.
The HomePlus survey includes additional features such as expert commentary, photographs, repair advice and local insights, helping to make the findings easier to understand and giving you more practical information about the property.
It can be particularly useful if you want a more informative report without necessarily needing the full scope of a Level 3 survey.
You can find out more about the e.surv RICS Level 2 HomePlus Survey.
If you are ready to arrange your survey, you can also self-refer directly to e.surv through our dedicated Survey Booker link.
Remember, there is no one-size-fits-all answer. The appropriate survey will depend on the property and your circumstances.
Specialist Surveys
Sometimes a standard home survey identifies an issue that needs further investigation.
Depending on the property, you may be advised to arrange a specialist survey or inspection. These can include:
- Damp and moisture surveys
- Timber and woodworm surveys
- Structural surveys
- Subsidence or structural movement investigations
- Roof surveys
- Drainage surveys
- Electrical inspections
- Heating system inspections
- Asbestos surveys
- Specialist inspections for listed or unusual buildings
For example, if a surveyor spots evidence of possible structural movement, they may recommend further investigation by a structural engineer.
A specialist survey can therefore be an important next step where a standard survey cannot establish the cause or extent of a problem.
Why Is a Survey Important When Buying a Home?
Step 1 – Initial Consultation
When you are buying a property, there is a lot to think about: the mortgage, deposit, legal fees, stamp duty, removals and, of course, whether the house you have fallen in love with is actually as good as it looks.
A survey gives you another layer of information before you commit to the purchase.
It can highlight problems that may not be obvious when viewing the property. This could give you the opportunity to investigate an issue further, budget for future repairs or, where appropriate, discuss the findings with the seller.
A survey is not designed to scare you away from buying a property. Most homes will have something that needs attention. The important thing is understanding what you are buying and what those issues could mean for you financially.
At Koto Financial Services, we can help you understand the different survey options available and introduce you to established providers including e.surv and The Moving Portal.
The Moving Portal operates a national panel of RICS Chartered Surveyors and provides Level 2 and Level 3 Home Surveys, as well as independent valuations.
Our role is to make the mortgage process easier to understand, not to throw more jargon at you.
Frequently Asked Questions
Do I have to have a survey when buying a house?
No. There is no legal requirement to have a home survey. However, it can be a sensible investment, particularly when buying an older, unusual or altered property.
Is a mortgage valuation the same as a survey?
No. A mortgage valuation is primarily for the lender and is used to assess the property as security for the mortgage. It is not a detailed inspection of the property’s condition.
Should I have a Level 2 or Level 3 survey?
It depends on the property. A Level 2 is generally suitable for a conventional property in reasonable condition, while a Level 3 is more appropriate for older, larger, unusual or substantially altered properties.
What is the e.surv Level 2 HomePlus Survey?
The Level 2 HomePlus Survey is an enhanced Level 2 option from e.surv. It includes additional information such as expert commentary, photographs, repair advice and local insights, giving buyers more practical information about the property.
Can a survey help me renegotiate the purchase price?
Potentially. If significant defects are identified, you may choose to discuss the findings with the seller. Your solicitor should also be involved where the findings have legal implications.
Can Koto arrange my survey?
We can introduce you to our survey providers, including e.surv and The Moving Portal, and help you understand the different options available. You can also use our dedicated e.surv booking link to arrange your survey directly.
Buying a home and not sure where to start?
Choosing the right survey is just one part of buying a property. From finding the right mortgage to understanding the costs involved, there is a lot to navigate.
At Koto Financial Services, we believe mortgages should be explained in plain English.
If you are buying, moving, remortgaging or simply want to understand your options, get in touch. We are a whole-of-market mortgage broker based in Wheathampstead, near St Albans, and look after clients across the UK.