The different types of property surveys explained and which one you need

So, you’ve found a home you love but now your solicitor or mortgage advisor is asking what type of survey you want. Condition Report? HomeBuyer? Building Survey? It’s enough to make your head spin.

Let’s break them down in plain English, so you can choose the right one with confidence.

Level 1: Condition Report

• Best for: New or nearly new homes, flats in good condition

• Cost: Around £300–£500

• Includes: A summary of the property’s condition, highlighting any major risks

• Doesn’t include: Advice or detailed analysis

Use this if you’re buying something modern, straightforward and well maintained, otherwise, it’s too basic.

Level 2: HomeBuyer Report

• Best for: Conventional properties in decent condition

• Cost: £400–£700

• Includes: A surface level inspection, comments on damp, subsidence, insulation, etc. Optional valuation.

• Doesn’t include: Deep structural analysis or hidden defects

This is the “Goldilocks” option for most buyers comprehensive enough to flag problems, without going overboard.

Level 3: Building Survey (Structural Survey)

• Best for: Older homes, unusual construction, fixer-uppers

• Cost: £600–£1,500+

• Includes: Detailed inspection of the structure, roof, plumbing, electrics, materials used. Includes advice on repairs and maintenance.

If the property has quirks, age, or you plan major work, this is the only safe bet.

Bonus: Snagging Survey (New Builds Only)

• Best for: Brand new homes

• Cost: £300–£600

• Includes: A list of small defects or “snags” developers should fix before completion.

Questions to Ask Before Choosing:

• How old is the property?

• Is it listed or extended?

• Are there visible cracks or signs of damage?

• Do I plan to renovate?

Takeaways: Don’t guess ask your surveyor what they recommend. Most are happy to give a free initial steer.