A survey report can be long and technical. Knowing the right questions to ask — before you book, during the inspection, and after reading the report — helps you get much more value from the process.
Key Points
Always ask whether the surveyor has experience with the property type and age
You can attend the inspection — many surveyors welcome engaged buyers
Most RICS surveyors offer a free follow-up call to discuss the report
Ask specifically about any Condition Rating 3 items — these are the most serious
If the report mentions further investigations, ask what those involve and who should carry them out
Always ask: "Would this finding affect your valuation?" if a valuation is included
Questions to Ask Before Booking
Use these when comparing surveyors and getting quotes:
1. Are you RICS-qualified?
Essential for a Level 1, 2, or 3 survey. Check their name on the RICS register at rics.org. Only RICS-registered members can produce these reports.
2. Do you have experience with this type of property?
Victorian terraces, listed buildings, timber frames, and post-war non-standard construction all require specialist knowledge. Ask specifically.
3. Are you local to the area?
A local surveyor will know about area-specific issues — flood plains, mining risk, subsidence history, common construction types — that a surveyor parachuted in from elsewhere may miss.
4. What does your fee include?
Check whether the valuation is included (some Level 2 reports charge extra), whether a follow-up call is included, and whether VAT is included in the quoted price.
5. How quickly can you visit and deliver the report?
Ideally you want the inspection within 1–2 weeks and the report within 5 working days of the visit. Slower than this can compress your pre-exchange negotiation window.
6. Do you carry professional indemnity insurance?
Essential. If the surveyor misses something significant and you suffer loss as a result, professional indemnity insurance is what covers you in any negligence claim.
Questions to Ask During the Inspection
If you attend the survey (which is allowed and often useful), these are good questions to ask as the surveyor works through the property:
7. What's the overall condition of the property?
Ask for an early overall impression. A good surveyor will give you an honest initial read before the formal report.
8. Are those cracks anything to worry about?
Not all cracks are structural — most are cosmetic. Ask the surveyor to explain what they're seeing as they inspect, so you understand which issues are serious and which are superficial.
9. What's giving you those high damp readings?
Damp readings can result from rising damp, penetrating damp, condensation, or even a recently plastered wall. Ask what the likely cause is and how serious it might be.
10. Is there anything here you'd recommend a specialist look at?
Ask this early so you know whether to budget for follow-up investigations (e.g. structural engineer, asbestos testing, drain camera survey) before you receive the written report.
11. What's the age and condition of the roof?
Roofs are one of the costliest repairs. Ask directly about remaining lifespan and whether the surveyor expects any near-term expenditure.
Questions to Ask After Reading the Report
Call your surveyor after reading the report. These questions help you interpret findings and decide what to do next:
12. What does the Condition Rating 3 item actually mean?
A Condition Rating 3 (red) means urgent attention needed. Ask the surveyor how urgent, what the likely cause is, and roughly what remediation might cost.
13. Could I use this to renegotiate the price?
The surveyor won't advise on negotiation strategy, but they can confirm the severity and approximate cost of any issues, which you can use as your basis for discussion with the seller.
14. What follow-up specialists do you recommend?
If the report recommends specialist investigations, ask for specific guidance — structural engineer, damp specialist, electrician, drain surveyor, tree surgeon, asbestos inspector — and in which order to prioritise them.
15. Does anything in the report affect the valuation?
If the Level 2 report includes a valuation, ask whether the identified defects have already been factored into the market valuation figure, or whether the valuation assumes a property in better condition.
16. Knowing what you've seen, would you still buy it?
Surveyors will rarely answer this directly (it's outside their professional scope), but it's worth asking. You'll often get an honest, nuanced response about how manageable the issues are.
17. Are there any areas you couldn't access or inspect?
Surveyors must note in the report any areas they couldn't access. Ask what was restricted and whether it should be investigated before exchange — especially if the seller has placed furniture or storage in those areas.