A property surveyor inspects a home on your behalf and produces a detailed written report on its condition. Here's exactly what they look for, how the inspection works, and what you can expect in the report.
Key Points
A surveyor visually inspects the property's structure, condition, and any defects
They use specialist equipment including damp meters, binoculars (for roofs), and thermal cameras
A Level 2 inspection takes 2–4 hours; a Level 3 takes 4–8 hours
The written report is usually delivered within 3–5 working days
They do NOT move furniture, lift carpets, or open up walls — inspection is visual/non-invasive
A RICS surveyor has a duty of care to you; the lender's mortgage valuer does not
What Does a Surveyor Actually Do During an Inspection?
A RICS-qualified surveyor carries out a methodical, room-by-room inspection of the property. Here's what they examine:
🏠 External
Roof covering, ridge, chimney stacks
Gutters, downpipes, fascias
External walls — cracks, pointing, materials
Windows and doors — condition, frames
Damp-proof course (DPC)
Drains and gullies
Garden walls, outbuildings, paths
🛋️ Internal
Ceilings — staining, cracking, bowing
Walls — cracks, damp patches, plaster
Floors — level, condition, springiness
Windows and doors — fit, operation
Fireplaces and chimneybreasts
Staircases — handrails, treads
Roof space (where accessible)
💧 Damp & Moisture
Damp meter readings at walls/floors
Evidence of rising damp
Penetrating damp (from outside)
Condensation and ventilation issues
Roof space: felt, insulation, condensation
Bathroom and kitchen moisture levels
⚡ Services (Visual Only)
Electrical consumer unit — age, type
Visible wiring — condition, type
Central heating boiler — age, servicing
Hot water cylinder / unvented system
Visible plumbing — pipes, condition
Gas meter and visible pipework
What Equipment Does a Surveyor Use?
Damp meter (protimeter): Measures moisture levels in walls and floors
Binoculars: For inspecting roof coverings, chimney stacks, and high-level external features
Torch: For roof spaces, understairs cupboards, cellars
Spirit level / probe: For checking floor levels and testing timber for rot
Camera: For photographing defects for inclusion in the report
Thermal imaging camera (Level 3 / specialist): For detecting cold bridges and hidden moisture
Ladder: For accessing loft hatches and some roof inspections (Level 3)
What the Surveyor Does NOT Do
Move furniture, lift carpets, or remove storage items
Open up walls, floors, or ceilings (non-destructive inspection only)
Test electrical wiring (visual inspection only; full test requires a qualified electrician)
Test the gas or plumbing system (visual only; full test requires a gas engineer/plumber)
Inspect areas that are blocked, sealed, or inaccessible on the day
Dig up drains or carry out drainage camera surveys (this is a separate specialist service)
What Is in the Survey Report?
After the inspection, the surveyor writes a detailed report. A Level 2 report typically includes:
Traffic-light condition ratings for each element (1 = good, 2 = needs attention, 3 = urgent)
Written commentary explaining each rating
Damp readings and their significance
Legal issues to raise with your solicitor (e.g. shared walls, building regulations compliance)
Risks (e.g. nearby trees, ground conditions)
List of matters to investigate further before exchange
Optional: market valuation and insurance reinstatement cost
A Level 3 report goes further, providing full written descriptions of defects, estimated repair costs, and recommendations for specialist investigations (e.g. structural engineer, asbestos survey, drain camera).
Can You Talk to Your Surveyor?
Yes — and you should. Most RICS surveyors offer a follow-up phone call after you've read the report. This is an opportunity to ask about specific items, understand how serious any issues are, and get guidance on next steps. Some surveying firms include this automatically; for others you may need to ask. Consider being at the property during the inspection to ask questions on the day.
Frequently Asked Questions
Should I be present during the survey?
You're not required to be there, but it can be helpful — especially for a Level 3 survey. You can ask questions as the surveyor works through the property and get an initial feel for any issues before the written report arrives. Avoid following the surveyor closely, as this can be distracting.
What happens if the survey finds serious problems?
You have several options: renegotiate the purchase price based on repair costs, ask the seller to fix issues before exchange, request specialist reports (e.g. structural engineer), or withdraw from the purchase. The survey protects you from unknowingly buying a money pit.
How long does it take to get a survey report?
Typically 3–5 working days after the inspection for a Level 2 report; up to 5–7 working days for a Level 3. Some firms offer faster turnaround for an additional fee. Always confirm the expected delivery date when booking.