A house survey can feel like a black box: someone spends a few hours at the property, and a report arrives. Knowing what the surveyor is actually looking at helps you understand the report, ask better questions, and spot potential problems yourself at a viewing. Here’s what a thorough surveyor checks, and what’s outside the scope.
Outside the property
Roof
- Condition of coverings — slipped, cracked or missing slates and tiles, and signs of age.
- Chimney stacks — leaning, cracked or open pointing, and the flashings where the stack meets the roof.
- Valleys, ridges and verges, where leaks commonly start.
- Signs of sagging or spreading in the roof line.
Rainwater goods and drainage
- Gutters and downpipes — leaks, blockages, sagging runs and where the water ends up.
- Gullies and visible drainage, and signs of water pooling against walls.
Walls
- Cracks — pattern, width and likely cause. Most aren’t serious; some are. Here’s how we read them.
- Pointing and render — failed joints, hard cement on older buildings, cracked or hollow render.
- Evidence of bulging, leaning or distortion.
- The damp proof course and external ground levels — whether ground, paths or flower beds sit above the DPC.
Windows, doors and joinery
- Rot, failed seals, distortion and poorly fitting frames.
Outbuildings, boundaries and grounds
- Garages, sheds and extensions, including flat roofs.
- Retaining walls, boundary walls and fences.
- Trees near the building, and their potential effect on foundations.
- Signs of flooding and ground conditions.
Inside the property
Roof space
- Roof structure — rafters, purlins and any alterations or damage.
- Insulation, ventilation and signs of condensation.
- Water staining and evidence of past or current leaks.
- The underside of the roof covering, where visible.
Ceilings, walls and floors
- Cracks and distortion, and whether they tie in with anything seen outside.
- Damp — surveyors take moisture meter readings at intervals and look for staining, mould and salts. Rising damp is rarer than it’s diagnosed.
- Floors that feel springy, uneven or slope.
- Evidence of removed walls or chimney breasts, and what’s been done to support them.
Timber
- Signs of woodworm, wet rot and dry rot, especially in skirtings, floors and roof timbers.
Kitchens, bathrooms and fittings
- Condition, leaks, sealing and ventilation — extractor fans, trickle vents and signs of condensation.
Fire and safety
- Stairs, balustrades, glazing, escape routes and smoke alarms.
Services
At Level 2 and 3 the surveyor makes a visual inspection of the services — they don’t test them. That includes the apparent age and condition of the electrics, the heating system and boiler, plumbing, and drainage (lifting inspection covers where it’s safe and practical). Where something looks old or concerning, the report will recommend a test by a qualified specialist.
Legal matters and risks
The surveyor flags things your conveyancer should check, such as:
- alterations and extensions that may need planning permission or building regulations approval;
- shared drives, drains, access and party walls;
- guarantees and warranties for past work;
- risks to the building or people, such as flooding, Japanese knotweed, suspected asbestos, radon and trees.
What a surveyor doesn’t do
A standard home survey is visual and non-invasive. The surveyor won’t:
- lift fitted carpets or floorboards, or move heavy furniture;
- open up walls, floors or ceilings;
- test services;
- inspect areas that aren’t safely accessible.
That’s not a flaw — it’s the nature of the inspection. A good surveyor will tell you clearly where they couldn’t see and what that means. We explain this in what a Level 2 survey can’t see.
A quick checklist for your own viewings
You can’t replace a survey, but you can spot warning signs early:
- Look up at the roof and chimney from the street. Anything missing, sagging or leaning?
- Check gutters and downpipes for staining down the walls.
- Look for cracks around windows and doors, inside and out.
- Check low-level walls and skirtings for damp staining or crumbling plaster.
- Look at ceilings, especially under bathrooms, for water stains.
- Open and close doors and windows. Do they stick?
- Notice smells — damp and mustiness are hard to hide.
- Look for large trees close to the house.
- Ask how old the boiler and electrics are, and whether there are certificates.
If your checklist raises questions, a Home Survey Level 2 or Level 3 will answer them properly. See which level you need, or send us the address for a fixed quote.
Sources and further reading
- Scope of inspection: Home Survey Level Two — RICS
- Scope of inspection: Home Survey Level Three — RICS
- Check your long-term flood risk — GOV.UK / Environment Agency