Important Legal Disclaimer
General Information Only: This article provides general information about property matters in the United Kingdom and does not constitute financial, legal, taxation, or professional advice. UK property law varies across England, Wales, Scotland, and Northern Ireland.
Not Financial Advice: This content does not take into account your individual circumstances, financial situation, or objectives. Before making any property-related decisions, you should:
Verify current information on official government websites, including:
- GOV.UK Property and Housing
- Financial Conduct Authority (FCA)
- HM Revenue & Customs (HMRC)
- Money Helper (government-backed financial guidance)
Consult with qualified and regulated professionals:
- FCA-Authorised Financial Adviser (for mortgage and investment advice)
- Qualified Solicitor or Licensed Conveyancer (for legal matters and property transfer)
- Chartered Accountant (for tax implications)
- FCA-Regulated Mortgage Broker (for mortgage advice)
- RICS-Qualified Surveyor (for property inspections)
Regulatory Compliance: Under UK law, only FCA-authorised firms and individuals can provide regulated financial advice. This article does not constitute FCA-regulated advice.
Information Currency: UK property laws, tax regulations (including Stamp Duty Land Tax), mortgage regulations, and government schemes change regularly. Information in this article may become outdated. Always verify current details through official government sources and regulated professionals before making decisions.
No Liability: While reasonable efforts have been made to ensure accuracy, no warranty is given regarding the completeness, accuracy, or currency of the information. Readers use this information entirely at their own risk.
What if your building survey checklist could save you thousands—but only if you know what to look for? Every property inspection checklist UK buyers use matters.
Here's the truth: most UK buyers get their RICS survey but don't fully grasp it. Whether you are a seasoned investor or a first-time buyer, knowing what does a home survey cover can save you thousands. They see "Condition 2" and "Condition 3" ratings, skim the jargon, and move forward. A proper building survey checklist helps you understand which findings are deal-breakers and which are just routine fixes.
The £47,000 figure is real. That's what major structural issues cost when buyers miss them. And the sad part? These problems are often noted in the survey. They're just not flagged clearly enough to cut through buyer excitement.
Quick test: Which finding would make you walk away?
- A) Hairline cracks in the foundation (under 3mm)
- B) Active damp with timber rot
- C) Old consumer unit without RCD protection
- D) Boiler from 2012
If you picked anything except B, you're making a costly mistake that affects many buyers. This applies whether you're buying outright or exploring shared ownership schemes where inspection findings can significantly impact your stake's value. In the next 9 minutes, you'll learn how to spot deal-breakers versus bargaining chips.
Download Your Free Inspection Checklist
Need a printable property inspection checklist UK buyers can trust? Get our comprehensive free PDF home survey checklist with all 156 items professional surveyors evaluate.
Download Free Property Inspection Checklist PDF
What Does a Home Survey Cover: Essential Checks
British homes span nearly 200 years of building methods. Your home survey checklist should account for this variety. Victorian terraces use lime mortar that needs to breathe. Modern timber-frame builds have their own issues. Each era has its own weak points that a RICS survey will flag.
The rules come from Building Regulations Parts A-S. Surveyors use RICS ratings (1-3 scale). Your area matters too. London's clay causes sinking. Granite regions have radon. Coal mining areas have collapse risks. These hazards don't exist everywhere.
RICS Survey Standards and Condition Ratings
The Royal Institution of Chartered Surveyors sets the UK standard for property checks. Your RICS survey will follow one of three levels, and understanding these is key to your building survey checklist.
RICS Level 2 (HomeBuyer Report) is the most popular RICS survey for standard homes built after 1930 in decent shape. Surveyors only check what they can see. Cost: £400-£500 for average homes, £800-£1,000 for larger ones.
RICS Level 3 (Building Survey) is the most thorough RICS survey option. It's a must for older, unusual, or worn-out homes. Choose this for pre-1930 properties, listed buildings, or homes with major changes. Cost: £600-£1,500+.
Choosing the right survey level is crucial for your property assessment. Understanding cost expectations helps you budget appropriately for the most suitable inspection level.
The Traffic-Light Rating System
- Condition 1 (Green): No repair needed; just routine upkeep
- Condition 2 (Amber): Needs fixing but not urgent; save up for repairs
- Condition 3 (Red): Serious faults needing fast action; get quotes before you commit
The Three-Tier Property Check Matrix
Smart investors use a structured approach. They sort RICS survey findings into groups that show the money and safety risks at a glance.
Tier 1: Critical Issues (Walk-Away Candidates)
These are serious problems. They need action now. Your mortgage offer may depend on them. Learn to spot property red flags before you commit.
- Active sinking with cracks wider than 5mm that keep growing
- Major dry rot outbreak
- Unsafe wiring (C1/C2 codes on the EICR report)
- Roof failure with water coming in
- Japanese knotweed (Category A/B) with no treatment plan
- Fire safety problems in high-rise flats without EWS1 sign-off
- Walls or floors moving or settling
- Non-standard build types without PRC papers
- Lease under 70–80 years left
Even these issues aren't always deal-breakers. Your home survey checklist should note repair costs so you can negotiate.
Tier 2: Moderate Issues (Amber—Condition 2)
Fix these within 1–5 years. Set aside money for them. You may be able to haggle on price.
- Roof tiles nearing end of life
- Damp that needs more checks
- Old but safe wiring
- Failed or bridged damp-proof course
- Wooden windows rotting
- Gutters failing and letting water in
- Cavity wall insulation causing damp
- Double glazing with misted seals
- Boiler over 15 years old but still working
What to do: Get quotes for repairs. Then ask the seller for a price cut, a credit, or to fix things before you complete.
Tier 3: Minor Items (Green—Condition 1)
Just routine upkeep. Add these to your normal house budget.
- Light pointing wear
- Bathroom condensation
- Small cracks under 3mm
- Outside paint needed
- Airbricks need clearing
- Trickle vents need cleaning
- Minor sealant wear
- Gutters need cleaning
Building Regulations: Property Inspection Checklist UK Requirements
England and Wales building rules set minimum standards. Work done without proper sign-off creates legal, insurance, and mortgage headaches. Your property inspection checklist UK should include these compliance checks.
Key Rules
Part A (Structure) — Foundations must handle ground movement. This matters most on clay soils.
Part B (Fire Safety) — Wales requires sprinklers in all new homes. England only requires them in buildings over 11m tall.
Part C (Moisture) — The damp-proof course must sit at least 150mm above ground level outside.
Part L (Energy) — Updated in June 2022 to push toward net-zero.
Part P (Electrical Safety) — You must notify the council for new circuits and bathroom wiring.
Papers You Should Request
- Building Control sign-off for all work done
- FENSA/CERTASS certificates for new windows and doors
- Gas Safe papers for boiler fitting
- Part P electrical papers for rewiring or new circuits
- Structural engineer reports for extensions or loft work
If papers are missing: You may struggle to get a mortgage. Insurers may reject claims. Property value often drops 5-15%.
Building Survey Checklist by Building Era
Victorian Homes (1837-1901)
Your RICS survey will note that Victorian homes were built with 9-inch solid brick walls using lime mortar. These walls need to breathe to handle moisture.
Common problems:
- Rising damp from failed or missing damp-proof course
- Shallow foundations that can sink
- Rusty cast iron gutters letting water in
- Lead water pipes (cost to replace: £1,500-£3,500)
- Rotting timber sash windows
- Poor airflow under floors causing joist rot
Edwardian Homes (1901-1914)
Your home survey checklist for Edwardian properties should note early cavity wall designs. Wall tie rust is a major structural risk. Look for horizontal cracks at regular heights.
Inter-War Homes (1918-1939)
This era had odd builds that lenders often refuse:
- BISF houses: Steel frame with ribbed metal walls
- Airey houses: Precast concrete posts—classed as faulty
- Other faulty types: Boot, Cornish Unit, Dorran, Orlit, Reema, Tarran, Woolaway
Most banks won't lend on unfixed PRC homes. Your RICS survey will flag these, and you need certified repairs with PRC papers (about £895-£995).
Post-War Homes (1945-1965)
Mundic blocks (Cornwall and Devon): Concrete blocks with mine waste that breaks down. Testing is a must for 1900-1960 concrete builds in these areas. Bad test results cut values to 65-70% of normal.
1960s-1980s Homes
Flat roofs with built-up felt last 10–20 years. Homes with flat roofs over more than 50% of the area may be hard to mortgage.
Cavity wall insulation issues affect about 6 million UK homes. Removal costs: £1,500-£4,000.
Modern Builds (1990s-Present)
Timber frame builds are more common now but count as non-standard. New homes come with NHBC Buildmark warranties (10 years). But over 90% of new buyers find problems—an average of 141 snags per home. A comprehensive snagging checklist helps identify defects before completion when you have maximum leverage to demand fixes. These checks (from about £320) are vital within the 2-year builder warranty.
Regional Home Survey Checklist: England and Wales
Sinking and Ground Risks
Any property inspection checklist UK should prioritise ground risks. Clay shrinkage causes about 70% of UK sinking cases. London Clay shrinks a lot. Wet and dry spells make the top 1.5-5m of soil expand and shrink.
Signs of sinking (not just normal settling):
- Sloping, tapered cracks wider than 3mm
- Cracks going through the damp-proof course
- Doors and windows that stick or won't line up
- Cracks that keep coming back after repair
Coal mining searches (CON29M) are a must in coal areas—Yorkshire, Notts, Derbyshire, South Wales, North East. Search cost: about £66.
Support costs: Resin injection £150-£300 per m²; mass concrete £1,000-£1,500 per metre; typical total £10,000-£30,000 for a 3-bed semi.
Flooding
Environment Agency flood zones:
- Zone 1: Low risk (under 0.1% yearly chance)
- Zone 2: Medium risk (0.1-1% rivers; 0.5% sea)
- Zone 3a: High risk (over 1% rivers; over 0.5% sea)
- Zone 3b: Flood plain (over 5%)
Flood Re insurance scheme makes cover affordable for high-risk homes built before 2009.
Radon Gas
Over 1,100 UK deaths yearly come from radon exposure. Affected areas: Cornwall, Devon, Derbyshire, Somerset, Northamptonshire.
UK action level: 200 Bq/m³. Testing costs £49.80-£52.80. Fixes cost £800-£3,000.
Japanese Knotweed
RICS 2022 groups:
- Category A/B: On-site, causing or may cause harm—bank may hold back funds
- Category C: On-site but no harm—get expert advice
- Category D: Off-site within 3m—usually no hold back
Removal costs: £1,000-£5,000 (weedkiller) to £10,000-£20,000+ (digging out).
Electrical and Gas: RICS Survey Essentials
Electrical Work (BS 7671)
Your home survey checklist should include electrical safety. EICR (Electrical Installation Condition Report) codes:
- C1: Danger now—must fix right away
- C2: May be dangerous—fix within 28 days
- C3: Should improve—not required to pass
- FI: Needs more checks
Consumer unit upgrade costs: £450-£800. Full rewire for 3-bed house: £3,000-£6,500.
Gas Safety
Gas Safe Register is the only legal body for gas work. Check at gassaferegister.co.uk.
Carbon monoxide alarms are required by law in rooms with fixed fuel-burning devices.
Condensing boilers have been required since April 2005. New boiler costs: £2,500-£4,000 fitted.
Damp: The Most Misread RICS Survey Finding
Rising damp is often wrongly diagnosed. In truth, condensation and penetrating damp are far more common. A thorough building survey checklist must include proper damp assessment.
How to Tell Damp Types Apart
| Type | Where | Key Sign | Height Limit |
|---|---|---|---|
| Rising damp | Ground floor only | Tidemarks, salt stains | Max 0.9-1.5m |
| Penetrating damp | Any level | Worse after rain, patchy | No limit |
| Condensation | Cold spots, corners | Black mould | Usually lower walls |
Key point: Black mould only grows where condensation forms. Rising and penetrating damp have salts that stop mould growth.
Chemical damp-proof course injection costs £1,500-£3,000 for a whole house, plus replastering at £300-£500 per room.
Independent damp surveys (£99-£500) are a must. Free surveys from damp-proofing firms are really sales pitches.
Leasehold Building Survey Checklist for Flats
Lease Length Matters
If you are considering shared ownership uk or buying a leasehold flat, pay attention to lease length. Your RICS survey report will note this. Key thresholds:
- Under 80 years: Marriage Value kicks in when you extend
- Under 70 years: Many lenders won't give mortgages
- Under 60 years: Almost impossible to mortgage
Leasehold Reform Act 2024 (starting 2025-2026) will scrap Marriage Value and let you extend to 990 years.
Ground Rent Traps
Leases with doubling ground rent cause mortgage problems. Lenders worry when rent tops £250 yearly or 0.1% of the home's value.
Building Safety Act 2022 (High-Rise)
EWS1 forms rate fire safety of outer walls:
- A1/A2: No work needed
- B1: Work needed but safe with short-term measures
- B2: Major work needed—serious fire risk
Common RICS Survey Findings and UK Repair Costs
Many buyers wonder what does a home survey cover regarding repair costs. Here is a breakdown.
Most Common Building Survey Checklist Items That Fail
- Damp (all types)—affects about 1 in 5 UK homes
- Roof issues—missing/cracked tiles, leaks, flat roof wear
- Old wiring—mostly pre-1990s homes
- Cracks—from cosmetic to sinking
- Timber damage—dry rot, wet rot, woodworm
Repair Cost Guide (2024-2025)
| Type | Work | Cost Range |
|---|---|---|
| Roof | Full re-slating | £5,000-£12,000 |
| Flat roof repair | £40-£80 per m² | |
| Damp | DPC injection (whole house) | £1,500-£3,000 |
| Basement tanking | £2,000-£6,000+ | |
| Structure | Underpinning | Up to £50,000 |
| Electrical | Full rewire (3-bed) | £3,000-£6,500 |
| Consumer unit upgrade | £450-£800 | |
| Plumbing | New boiler (fitted) | £2,500-£4,000 |
| Full replumb | £2,500-£5,000 | |
| Timber | Dry rot treatment | £1,000-£2,000 |
| Woodworm treatment | £400-£800 |
RICS Survey Problems That Block Mortgages
- Serious structural faults or sinking
- Non-standard builds without PRC papers
- Lease under 70-80 years
- Japanese knotweed with no treatment plan
- Flat roofs over more than 50% of home
- High-rise cladding issues without EWS1 sign-off
- Ground rents above lender limits
When You Need Specialist Checks
| Worry | Expert to Hire | Typical Cost |
|---|---|---|
| Cracks over 3-5mm, movement | Chartered Structural Engineer | £400-£1,500 |
| Drain problems | CCTV Drain Survey | £155-£420 |
| Damp/timber (for mortgage) | PCA-accredited surveyor | £150-£400 |
| Electrical safety | EICR | £150-£300 |
| Asbestos suspected | UKAS-accredited surveyor | £200-£400 |
| Japanese knotweed | Specialist survey | £150-£300 |
Key Professional Bodies
- RICS (Royal Institution of Chartered Surveyors)—RICS survey providers and valuations
- RPSA (Residential Property Surveyors Association)—home survey experts
- Land Registry—title checks and restrictions
- Environment Agency—flood risk data and maps
- Coal Authority—mining searches and sinking risk
- LABC (Local Authority Building Control)—building rules compliance
- NHBC/Premier Guarantee/LABC Warranty—new build warranties
- PCA (Property Care Association)—damp and timber experts
- Gas Safe Register—gas safety and engineer checks
- NICEIC/NAPIT/ELECSA—electrical competent person schemes
Get Your Printable Property Inspection Checklist UK
Ready for your property viewing? Start by preparing key questions to ask at the viewing, then use our free checklist. Download our free printable home survey checklist PDF with all 156 items to check. This template helps you evaluate any property systematically—print it and take it with you.
Remember: A proper RICS survey is your best defence when making your biggest purchase. The cost (£400-£1,500) is tiny compared to what you could save by finding problems before you commit.