A buyer’s guide to surveys and reports

Buying a new home is one of the biggest decisions you’ll ever make, yet one thing that isn’t always top of the agenda is making sure you get a house that’s worth the investment. Excitement can sometimes override realism, especially if you’re a first-time buyer, but even for those on their third or fourth step of the property ladder, mistakes can still be made.

Our advice is that you should not underestimate the value of having a survey or homebuyer report carried out– even if it’s new-build. 

Choosing the right building survey in Kent or building survey in London can be a tough decision. After all, you’ll be spending money to potentially discover that your purchase may not be a wise one. A cheap survey may seem like a good deal, but probably isn’t. 

We can’t stress enough how important a survey is. It’s far better to do this than buy a property that you’ll then need to spend a lot more money on than you were expecting.

How many people have homebuyers surveys?

According to research undertaken in 2024, less than 10% of homebuyers had a Level 2 survey (a Homebuyer report) – a worrying figure when you consider that Home Owners Alliance in 2024 found that 1 in 3 people who had a survey undertaken when they were buying a new property were able to save money. In 2014, the RICS research found that the average cost of repairs to properties purchased without an independent survey was £5,750 – that’s about £8,000 today.

The number of surveys the Collier Stevens team undertakes each week is never more than four L3 surveys a week – that’s several hundred a year.

What types of homebuyers surveys are there?

There are four main survey types you might consider when buying a new home. 

• RICS Level 3 Survey (the full building survey).
• Home Survey Level 2 (previously known as a HomeBuyers Survey or Homebuyers report).
• A snagging survey (recommended for new builds – find out more with our building survey vs snagging survey guide).
• A single defect report (if you are concerned about a specific element of a property you are looking to buy).

What’s the difference between a RICS Level 3 and Level 2 homesurvey report?

The key differences include the level of detail in the two reports, their suitability for certain properties, and the price.

• A Level 3 Homebuyer Survey, (full building survey) is very detailed and recommended for older properties, properties in poor condition or unusual properties.
• The Level 2 Survey (Homebuyer Report) is more brief and most suitable for newer properties built in the last 50 years.

How do I decide between different types of homebuyer surveys?

The main factor in your decision will be the age of the property, and/or if you are planning to do major works to it. When we know what you are buying, we will discuss the appropriate report with you. To summarise:

• The full building survey (Level 3 Report) is recommended for larger or older properties (older than 1970), properties of unusual construction, listed buildings, buildings in disrepair, or if you’re planning major works. This is the most comprehensive report and includes an in-depth analysis of the property’s condition, including advice on defects, repairs and maintenance options.
• A Homebuyer Report (Level 2) is most suitable for conventional properties built in the last 50 years or so (since around 1970), and which are in reasonable condition and of regular construction. They are particularly suited to most flats and apartments. The report will describe the condition of the property, identify any risks and potential legal issues and highlight any urgent defects. It also includes advice on defects that may affect the value of the property with repairs. This is a lower-priced service, the inspection and report are less detailed and briefer than a building survey.

The following examples give you an idea of what to expect with each report and the difference between the amount of information provided in each:

• Example homebuyers report
• Example full building survey

Do I need a survey for a flat?

We recommend that all types of properties should have a survey before you commit to buying.

When you are buying a flat, (basement, ground floor, mid-level or penthouse), a homebuyer report is usually the most appropriate. That’s because the owner of the building is responsible for the main building – the roof, the structure, etc.

However, when we look at a flat, we don’t limit our inspection to the living space you are investing in. We look at communal areas as well – inside and out. Outside we will look at the roof, chimney stacks, guttering, main walls, windows, doors, joinery and other finishes/features. Inside we will check the stairs, lift, doors, floorings and other shared fixtures and fittings. We also look at fire safety risks and how sound travels through the building.

Do I need a survey on a new build?

Yes – when homebuyers ask us to do a survey of their new build, we find all sorts of problems. 

Read more about our building surveys for new builds.

Do I need a survey for shared ownership property?

Yes – we would recommend it. Whilst you may be buying through a shared ownership scheme, you are still making a significant investment.

Can a survey save me money?

We know that a survey is an added cost to home buyers, but it’s crucial that you factor this into your budget. Remember, you’re looking at a home, but we are looking at a house. While you are working out where to put your sofa, we are trying to work out why the walls are cracked. And it’s for this reason we have regularly saved money for our clients through the surveys we provide. 

Every survey identifies something that the vendor was unaware of, and this can sometimes mean knocking the selling price down and saving more money than you have spent on the survey.

What support is there for first time buyers?

For an inexperienced first time buyer, the homebuyer survey is a completely unknown entity, and it can be a minefield. However, with our building surveyors in Kent and London, you can rest assured that you’ll be dealing with a friendly team that knows how nerve wracking it can be waiting for the surveyor report. With this in mind, we always get the report to you as quickly as possible.

We will walk you through our findings with a shared screen on an online call, and we can also discuss the photographs with you. If there is anything of serious concern, we will let you know right away before we send a full report. 

We’ve published a variety of articles about the different types of surveys available and you can read more here:

• The importance of a building survey or homebuyer report
• Finding the right surveyor and choosing the right survey

Get in touch for a building survey or homebuyer report with Collier Stevens

Take a look at some examples of our building surveys. If you would like a survey or Homebuyer report in the Kent and London area, get in touch with us for a free, no obligation quote.

About the Author

Steven Way

Steven Way BSc MIHEEM MFPWS MRICS is the Practice Principal and is a Chartered Building Surveyor. With over 35 years as a practicing surveyor, Steve has a wealth of experience and expertise in both residential and commercial building surveying, party wall advice and disabled access auditing. He has also built his reputation as an expert witness.