Preparing for a house survey is largely a matter of access, paperwork and knowing your property’s condition in advance. A buyer’s surveyor can only report on what they can see and reach, so clear access to the loft, meters, boiler and outbuildings, together with a file of certificates and service records, can help the inspection proceed smoothly and reduce the risk of unexpected renegotiation. For sellers who want to understand their property’s condition before a buyer does, a vendor survey is the most thorough form of preparation.
This guide from the RICS Chartered Surveyors at Lansdown Associates explains why preparation matters, what to do before the surveyor arrives and what may follow.
Why preparation matters
Depending on the level the buyer has chosen, the inspection will follow the scope of an RICS Level 2 survey or an RICS Level 3 building survey. In either case, the surveyor does not force or open up the fabric of the building. RICS guidance confirms that this includes taking up fitted carpets or floorboards, moving heavy furniture, removing the contents of cupboards or roof spaces, and removing secured panels or hatches.
Where part of the property cannot be inspected, the report records the limitation and, if the surveyor is concerned, recommends further investigation. From a seller’s perspective, each limitation is a potential source of delay. Government guidance for sellers also notes that where a buyer’s survey uncovers significant issues, the buyer may ask you to pay for them to be fixed, renegotiate their offer or withdraw altogether.
Start with a vendor survey
The most effective preparation takes place before the property is marketed. A vendor survey is an independent assessment of the property’s condition, commissioned by the seller, with a scope agreed at the outset and tailored to the property and your requirements. By identifying potential issues before a buyer’s survey takes place, it can help you:
- identify defects at an early stage
- obtain quotations for potential remedial work
- make informed decisions about repairs
- set realistic expectations about the property’s condition
- reduce the likelihood of unexpected renegotiation
A vendor survey does not replace a buyer’s own survey or legal due diligence. Its value is that you learn about a problem before it becomes an unexpected issue for a prospective buyer.
Upfront condition information may become more significant in future. The government’s home buying and selling reform roadmap, updated in June 2026, sets out an intention to legislate, when parliamentary time allows, to require “sales packs” to be prepared before listing, including searches and a property condition report. These proposals are not yet law.
Access: a practical checklist
Loft and roof space
At Levels 2 and 3, the surveyor enters the roof space where it is safe and reasonable to do so, using a ladder for hatches no more than 3m above floor level, but does not move stored goods. To help:
- clear the floor area beneath the loft hatch
- make sure the hatch opens freely and any loft ladder works
- move stored items away from the hatch and, where practical, away from the eaves
- check that any loft light is working
Meters, boiler and services
The surveyor inspects the visible parts of the services but does not test them. It helps to:
- clear meter cupboards and the area around the consumer unit (fuse board)
- make the boiler, hot water cylinder and stopcock accessible
- empty the cupboard beneath the kitchen sink so that visible pipework can be seen
- keep the electricity and water supplies connected if the property is vacant
Walls, floors and windows
Where it is practical, move smaller items away from external walls, particularly in corners and beneath windows, so that the walls can be seen and damp meter readings taken. Reduce stored items in cupboards, under the stairs and in the garage, and make sure windows can be reached.
Outside, outbuildings and shared areas
The surveyor walks around the grounds and inspects boundary walls, fences and permanent outbuildings. RICS notes that where access is restricted, for example by a creeper plant, this is reported with advice on any potential underlying risks that may require further investigation. It is therefore sensible to:
- leave keys for garages, sheds, side gates and any locked doors or windows
- move bins, stored materials or vehicles that obscure walls, where practical
- ensure drainage inspection covers are not hidden beneath pots or stored items
Flats
The surveyor inspects the outside of the building and the shared areas leading to the flat. Check with the managing agent that communal areas and any roof space can be reached, and leave any keys or fobs required.
Pets and occupants
Keep pets secure and away from the rooms being inspected. If the property is let, arrange the visit with your tenants well in advance.
Documents to have ready
The government’s How to sell a home guide recommends gathering documents such as:
- the Energy Performance Certificate (EPC)
- gas safety checks by a Gas Safe registered engineer, and boiler service records
- an Electrical Installation Condition Report (EICR), or a NAPIT or NICEIC certificate
- FENSA or CERTAS certificates for replacement windows
- planning permissions for major work
- building regulations completion certificates and builder’s guarantees
- damp and subsidence guarantees or warranties
In most cases, you must have an EPC when selling, and it should be ordered before the property is marketed. The surveyor will state its rating and check for any obvious discrepancies with the property. Where work was carried out by an installer registered with a competent person scheme, the certificate issued can be used as evidence that the work complies with building regulations.
These documents matter because the surveyor’s report may list items marked “R”, meaning documents the buyer is advised to request before signing contracts. Having them ready allows your conveyancer to respond promptly. Your conveyancer will also ask you to complete a property information form and will explain what you need to disclose.
Be open about known problems
Government guidance is clear that sellers should not mislead potential buyers by covering up defects, for example by painting over damp patches. From a surveying perspective, cosmetic work is also unlikely to succeed: redecoration may conceal a stain, but it will not resolve the source of the moisture, and a freshly painted patch of wall is itself something a surveyor is likely to notice.
The better approach is to understand the cause of a defect before considering the cure. If you suspect damp, an independent damp survey can establish the cause before the property is marketed. You may then decide to carry out remedial work, obtain quotations, allow for the issue in the asking price or make sure the matter is properly understood and disclosed. Your conveyancer can advise on your disclosure obligations.
On the day of the survey
You do not usually need to be present, but someone must provide access. RICS guidance notes that the surveyor makes oral enquiries about matters affecting the property, so it can help if someone who knows the property is available to answer straightforward questions, such as the age of the boiler or when the roof was last repaired.
The surveyor is instructed by, and reports to, the buyer. It is therefore not usually appropriate to ask for their views on the day. Allow them to work without interruption.
After the survey
If the survey raises concerns, the buyer may ask you to carry out repairs, reduce the price or reconsider the purchase. Ask to see the relevant part of the report, consider obtaining your own quotations or independent advice, and discuss any request with your estate agent and conveyancer before responding. Our guide on what to do if your survey finds problems explains these options from the buyer’s side.
Frequently asked questions
Do I need to be at home for the buyer’s survey?
Not usually, but someone must provide access to the property, loft, outbuildings and any communal areas. Being available to answer straightforward questions can be helpful.
Should I repair defects before the survey?
Not necessarily. The aim is to know about defects early. You may choose to repair, obtain quotations, reflect the issue in the asking price or make sure it is properly disclosed. Covering up a defect is not appropriate.
Will the surveyor move furniture or go into the loft?
The surveyor does not move heavy furniture, lift fitted floor coverings or move stored goods. At Levels 2 and 3, the surveyor enters the roof space where it is safe and reasonable to do so.
How does a vendor survey help?
A vendor survey tells you about the condition of your property before a buyer’s surveyor does, giving you time to consider your options before accepting an offer. It does not replace the buyer’s own survey.
Prepare with a vendor survey
Lansdown Associates’ RICS Chartered Surveyors carry out vendor surveys in Liverpool and across London, Birmingham, Manchester, Leeds and Northern Ireland. Call 0151 374 0905 or email office@lansdownassociates.co.uk (Monday to Friday, 09:00 to 17:00).
