When you are working out what to look for when buying a house, focus on four things: the condition of the building, the location, the legal position and the true cost of owning it. A viewing is your chance to spot warning signs such as damp, cracking and roof problems; a RICS survey is how you find out what they mean before you commit. This guide, written by the RICS Chartered Surveyors at Lansdown Associates, walks you through each area and explains which survey to choose.
Buying a home is a long-term decision about where you will live. The checks below help you judge whether the house suits your budget and the way you live.
1. Check the condition of the property
You do not need to be a surveyor to notice the warning signs. Take a torch, look closely and ask questions. On a viewing, look at:
Outside
- Roof: slipped, missing or mismatched tiles or slates, a dipping ridge line, and moss or vegetation on the roof or chimney.
- Gutters and downpipes: leaks, overflow staining on walls and blocked or broken joints. Poor rainwater drainage is a common cause of damp inside.
- Walls: cracks (especially stepped cracks in brickwork or cracks wider at the top than the bottom), bulging, eroded mortar and failed render.
- Windows and doors: rotten timber, failed double-glazing seals (misting between panes) and poor fit.
- Ground levels: soil or paving built up against the walls above the damp-proof course.
- Trees: large trees close to the house, particularly on clay soils, which can contribute to movement. Our guide to what is subsidence explains the warning signs.
Inside
- Damp and mould: musty smells, tide marks, peeling wallpaper, blown plaster, black mould in corners or behind furniture, and fresh paint on a small patch of wall. Damp can have several causes. Our guide to the types of damp explains condensation, rising and penetrating damp.
- Cracks: new, wide or diagonal cracks around doors and windows, and doors that stick or have been trimmed.
- Floors: springy, sloping or uneven floors.
- Ceilings: staining that could indicate a roof or plumbing leak.
- Ventilation: working extractor fans in kitchens and bathrooms, and trickle vents in windows.
- Services: the age of the boiler and whether it has a service history, the consumer unit (fuse board) and visible wiring. Ask for certificates.
Alterations and extensions
Removed chimney breasts, knocked-through rooms, loft conversions and extensions all need the right approvals. Ask the seller for planning permission and building regulations completion certificates, and ask your conveyancer to check them.
Tip: if you spot damp and the seller offers a damp-proofing contractor’s report, bear in mind that the contractor may also be selling the treatment. An independent damp survey from a surveyor with no treatment to sell will tell you the real cause.
2. Choose the right RICS survey
We always recommend that you instruct a RICS surveyor before you commit to buy. A mortgage lender’s valuation is for the lender, not you, and is not a check on condition. A survey can uncover hidden issues so you can renegotiate, ask for repairs, or reconsider the purchase. Our guide on what to do if your survey finds problems explains each option.
The RICS Home Survey Standard offers three levels:
| Survey | Best for | What you get |
|---|---|---|
| RICS Level 1 survey | Newer, conventional homes in good condition | Traffic-light condition ratings; no repair advice |
| RICS Level 2 survey | Conventional homes in reasonable condition | Condition ratings plus advice on repairs and maintenance |
| RICS Level 3 building survey | Older, larger, altered, unusual or run-down homes, or if you plan major works | In-depth advice on defects, likely causes, repairs and timing, with cost estimates where practicable and agreed |
If in doubt, tell us the property’s age, type and anything you noticed on the viewing, and we will recommend the right level. Choosing between the two most common options? Our Level 2 vs Level 3 survey guide compares them side by side. The value of a thorough pre-purchase survey can be significant:
I have an investment company that predominantly buys residential property in auction. We use Lansdown Associates to undertake pre-purchase surveys on every property we intend to buy. Most recently, John identified significant issues on a property in Anfield and saved us £180,000.00. We were literally about to buy until we read the report. We can’t thank him enough
Roberto Danglais, Manchester
3. Look closely at the location
The old adage still holds: location plays a huge part in your daily life and in the home’s future value.
- Proximity: how far is it to work, schools, public transport, shops and healthcare?
- Commute: test the journey at rush hour. A long, stressful commute affects quality of life over time.
- Neighbourhood: visit more than once, at different times of day and on different days of the week. Check crime statistics, local amenities and school catchments.
- Noise and surroundings: listen for traffic, nearby businesses, flight paths and neighbours. Check whether the house backs onto a road, railway or pub.
- Future development: look at the local authority’s planning portal. New amenities can be positive, but large developments may change the character of an area. Is anything due to be redeveloped nearby?
- Flood risk: check the government’s flood risk information for the postcode.
4. Understand the legal position
Your conveyancer handles the legal work, but it helps to know what to ask:
- Is the property listed or in a conservation area? This affects what changes you can make, including windows and extensions.
- Freehold or leasehold? For leasehold flats, check the remaining lease length, ground rent, service charges and any planned major works.
- Planning and building regulations: make sure alterations were approved and signed off.
- Guarantees and warranties: new-build warranties, and guarantees for windows, roofing or any past damp or timber treatment.
- Rights of way and boundaries: shared drives, access paths and who maintains boundary walls and fences.
5. Work out the true cost
Set your budget before house hunting, and include more than the purchase price:
- Stamp Duty Land Tax (or the equivalent tax outside England).
- Legal, survey, mortgage and estate agency fees.
- Removals, buildings and contents insurance.
- Repairs and maintenance identified in your survey.
- Any renovations or improvements you plan.
With interest rates changing, try not to overstretch. Getting a mortgage agreement in principle before house hunting strengthens your negotiating position and shows how much you can realistically borrow. A Level 3 building survey can include budget costs for repairs where practicable and agreed, which helps you plan the first few years of ownership.
6. Think about energy efficiency
Energy costs are a major part of running a home. Check the Energy Performance Certificate (EPC) rating and its recommendations, and look at:
- Loft and wall insulation.
- Window type and condition.
- Heating system age and type.
- Any renewable technology, such as solar panels, and whether it is owned or leased.
RICS Level 2 and Level 3 surveys check the EPC against the property for obvious discrepancies, and a Level 3 survey advises on whether the EPC’s suggested improvements suit the building.
7. Make sure it works for the long term
It is easy to fall for a house with charm. Balance the emotional pull against practical questions:
- Size and layout: are there enough bedrooms, bathrooms, living space and storage for your household now and in future?
- Future plans: do you expect your family to grow, or to work from home? Is there scope to extend?
- Resale value: even if this is your forever home, features such as a garden, off-road parking and a good location appeal to future buyers.
- Affordability over time: could you still afford the home if circumstances or rates change?
A house is more than a physical space. It is where memories are made, so make sure it is financially and emotionally viable for you and your family for years to come.
Quick viewing checklist
- Roof, gutters and chimney from the street (take binoculars)
- Cracks in walls, around windows and doors
- Signs of damp, mould and condensation
- Condition of windows and doors
- Age of boiler and electrics, and certificates
- Evidence of alterations and whether they were approved
- Noise, parking and the neighbourhood at different times
- EPC rating and insulation
- Lease details for flats
- Which RICS survey level suits the property
Get expert advice before you commit
A viewing tells you what a house looks like; a survey tells you what it is really like. Lansdown Associates’ RICS Chartered Surveyors carry out Level 1, 2 and 3 surveys across Liverpool, Manchester, Leeds, Birmingham, London and Northern Ireland. Call 0151 374 0905 or email office@lansdownassociates.co.uk and tell us about the property you are buying.
