Buying a house without a survey

Working out where to spend your moving budget is part of buying a property. A survey is one of the items that buyers sometimes leave off the list to save money. But those who do often say later that it was the wrong call.

The mortgage valuation will cover it

This is one of the most common misconceptions. Buyers assume that the valuation their mortgage lender requires is the same as a structural survey, and question why they should pay for another report.

The two are very different. A mortgage valuation is a brief visual assessment carried out for the lender's benefit to confirm whether the property value is sufficient to cover the mortgage. It does not include internal checks, does not assess structural condition and should not be relied upon for information about defects. It protects the lender, not the buyer.

The conveyancer's searches will flag problems

Conveyancing searches look at environmental data, planning records and legal restrictions. They will highlight issues related to the site and its surroundings, but they will not assess the fabric of the building or the seriousness of any structural problems. A conveyancer cannot tell you whether the roof is sound or whether there is damp behind the walls.

The property looks fine

Sometimes the decision not to get a survey is based on how the property presented during viewings. No obvious cracks, no smell of damp, no visible signs of serious problems, and so the assumption is that a survey is unnecessary.

The problem is that many of the most expensive defects are not visible to an untrained eye. Damp behind walls, rot in roof timbers, failing foundations and deteriorating services can all be present in a property that looks perfectly presentable at a viewing.

The seller has not had any problems

Sellers are required to complete a Property Information Form as part of the conveyancing process. While this gives some indication of known issues, it is not a substitute for an independent assessment. A seller may be unaware of problems they have not had investigated, and the form only covers what they know and choose to disclose.

The cost feels too high

Survey costs vary depending on the property and the level of survey required. It is understandable that buyers look at the cost and weigh it against an already stretched moving budget. But the cost of a survey is small relative to the cost of discovering a serious defect after you have completed the purchase and have no recourse.

According to RICS, around 80% of homebuyers do not commission a proper survey. That means four in every five properties are sold without any meaningful assessment of their structural condition.

A RICS Level 3 building survey is the most thorough option. A chartered surveyor will spend several hours at the property investigating the following and more:

• Asbestos: once widely used in construction for its fire-resistant properties, asbestos is now known to be linked to serious health conditions. Where it is present, removal requires a specialist contractor.
• Damp: staining to walls and ceilings, mould growth and poor ventilation are all indicators. Damp can result from a range of causes, some straightforward and some expensive to remedy.
• Rotten window and door frames: deterioration may require partial or complete replacement, with potential planning considerations for properties in conservation areas.
• Subsidence: movement in the foundations can cause significant structural damage and is often costly to resolve.
• Heave: the reverse of subsidence, where soil expansion exerts upward or outward pressure on the structure.
• Leaking roofs: missing or damaged tiles, weakened trusses and failing joints can allow water into the building, leading to further damage.
• Chimney and flashing defects: damage at the junction between chimney and roof can lead to water ingress affecting ceilings and walls below.
• Dry or wet rot: evidence of rot points to problems with damp proofing and structural timber.
• Damp cellars: subterranean spaces can affect the rooms above and indicate broader ventilation or waterproofing issues.
• Woodworm and insect infestation: wood-boring insects weaken structural timbers from within.
• Invasive plants: Japanese knotweed and other invasive species can cause structural damage and affect mortgageability.
• Ageing utilities: electrics, gas and water are assessed visually and by reading where safe to do so. The surveyor will flag concerns but is not licensed to dismantle or fully test these systems.
• Fire damage: where previous fire damage is known or suspected, the surveyor will assess whether remedial work has been carried out adequately.

A RICS Level 2 HomeBuyer Report gives a detailed overview of the property's condition without the same depth of investigation. For most conventional properties in reasonable condition, a Level 2 is a proportionate starting point. For older properties or those with visible concerns, a Level 3 is worth the additional cost. You can learn more about the most common problems surveyors find in our guide.

You can buy a property without commissioning your own survey. A mortgage lender will require only their own valuation, which they arrange. There is no legal requirement for a buyer to go further than that. But the mortgage valuation protects the lender, not you. If you want to know the condition of what you are buying, a separate survey is the only way to get that information.

At Surveyor Local, we work exclusively with RICS-accredited chartered surveyors across England and Wales. Our team can arrange the right survey for your property quickly and at a competitive price.

Call our friendly team on or get a survey quote online.