You have had your offer accepted and booked a home buyer surveyor. But what actually happens when they turn up? Most buyers never see the inspection, so the report that lands in their inbox a few days later can feel like it came from nowhere.
Knowing what your surveyor checks, and what they cannot, helps you read that report properly. It also helps you ask better questions and spot the gaps that may need a specialist.
This guide from ASG Consulting follows a typical RICS Level 2 inspection from start to finish: the checks before the visit, the outside of the property, each part of the inside, and the limits every surveyor works within. It finishes with how to make the most of the follow-up call and how to check your surveyor is genuine.
What Is a Home Buyer Surveyor?
A home buyer surveyor is a property professional who inspects a home on behalf of the buyer and reports on its condition. Most work to the RICS Home Survey Standard, which sets out three levels of survey:
- Level 1: a condition report for newer, conventional homes in good order.
- Level 2: the survey most people mean by a “homebuyer survey”, for conventional homes in reasonable condition.
- Level 3: a detailed building survey for older, larger, altered or unusual homes.
This guide focuses on Level 2, the most commonly booked option.
Qualifications to Look For
Under RICS rules, a Level 2 survey is carried out by an AssocRICS, MRICS or FRICS member of RICS. If you add a market valuation, the surveyor must also be a member of the RICS Valuer Registration scheme.
A Note on Changing Standards
RICS is preparing a second edition of the Home Survey Standard and currently intends to publish it in the first quarter of 2027. Until then, surveyors continue to work to the current edition, so everything in this guide reflects the rules in force today.
Before the Visit: What Your Surveyor Does First
The survey starts before anyone knocks on the door.
- A desk-top study. The surveyor gathers background information about the property and its surroundings, including the latest Energy Performance Certificate where one is available.
- Arranging access. They book a time with the estate agent or seller and check whether the loft, garage and outbuildings will be accessible.
- Your briefing. RICS terms ask you to tell the surveyor about any agreed price and any particular worries before the inspection.
That last point is often missed. If you noticed a crack above a window, a musty smell in the hall or plans for an extension, tell your surveyor in advance. It helps them focus their time where it matters most to you.
Outside the Property: What the Surveyor Checks
Most surveyors start outside, because the outside of a building often explains what they will find inside. Much of this is done from ground level, using binoculars, and from neighbouring public land where they can get access.
Roof and Chimneys
The surveyor looks at the roof coverings for slipped or missing tiles and slates, sagging, and worn flashings. Chimney stacks are checked for leaning, cracked pots and failing pointing. Flat roofs may be viewed from a ladder if it is safe to do so.
Gutters and Downpipes
Blocked, leaking or broken rainwater goods are one of the most common causes of damp. The surveyor checks for staining, overflow marks and joints that have come apart.
Walls
External walls are checked for cracking, bulging, damaged render or pointing, and signs of past movement. The surveyor also notes the type of construction, such as solid brick, cavity wall or timber frame, because it affects what problems are likely.
Windows and Doors
The surveyor checks the condition of frames and glazing and opens a sample of windows to see if they work. They will note if replacement windows may need a building regulations or installer certificate, so your solicitor can ask for it.
Grounds and Outbuildings
Boundary walls, fences, garages and permanent outbuildings are all inspected. The surveyor also looks for trees close to the house, poor ground drainage and anything nearby that might affect the property.
Inside the Property: Room by Room
The Loft
If it is safe and reasonable, the surveyor enters the roof space through a hatch up to 3 metres high. They look at the roof timbers for rot, woodworm and sagging, check for daylight or water staining from leaks, and note the ventilation and insulation. They will not move insulation or stored items, so a full loft limits what they can see.
Ceilings, Walls and Floors
In each room the surveyor looks for cracks, bulging plaster, sloping or springy floors and signs of past alterations, such as a removed chimney breast or knocked-through wall. A damp meter is used on walls and accessible floors to check for rising damp, penetrating damp and condensation. If readings are high, they may recommend specialist damp and timber surveys to find the cause.
Kitchen and Bathrooms
The surveyor checks the general condition of fittings, signs of leaks around baths, showers and under sinks, and whether there is adequate ventilation to deal with steam. Poor extraction is a common cause of mould.
Stairs, Fireplaces and Internal Joinery
Staircases are checked for loose balustrades and safety risks. Fireplaces and chimney breasts are looked at for signs of damage, although the surveyor cannot inspect inside flues.
Services: Electrics, Gas, Water, Heating and Drainage
The surveyor makes a visual check of the visible parts of each service, such as the consumer unit, meter positions, boiler and pipework. Visible drainage, such as gullies and soil pipes, is checked for signs of leaks or blockages. If anything looks old, damaged or unsafe, they will recommend a test by a qualified electrician, gas engineer or drainage specialist.
If You Are Buying a Flat
For flats, the surveyor looks at the outside of the building and the shared areas leading to your front door, such as hallways and stairs. They do not inspect lifts, fire alarms, security systems or drains, and they do not assess external wall systems. If they have concerns about the walls, they will recommend further investigation, and may not be able to give a valuation until that is done.
What a Home Buyer Surveyor Does Not Do
A Level 2 survey is a visual, non-invasive inspection. Your surveyor will not:
- Lift fitted carpets, floor coverings or floorboards.
- Move heavy furniture or empty cupboards and lofts.
- Remove secured panels, hatches or electrical fittings.
- Test the electrics, gas, heating, plumbing or drains.
- Inspect inside chimneys, flues or boilers.
- Carry out an asbestos inspection, although they will flag materials that may contain it.
- Give legal advice or review your legal documents.
When something cannot be inspected, the report will say so and mark it as not inspected. If the surveyor is concerned about what might be hidden, they will recommend further investigation. For an older or altered home, it is worth asking whether a Level 3 survey would be more suitable. Our guide on how to choose a Level 3 surveyor explains when that step up makes sense.
How to Get the Most From Your Home Buyer Surveyor
Before the Inspection
- Share your concerns, the agreed price and any plans for the property.
- Ask the seller or agent to clear access to the loft hatch, garage and meter cupboards.
- Ask for a sample report so you know what to expect.
After You Receive the Report
Read it through once, then book a call with your surveyor. These questions usually get the most useful answers:
- Which issues worry you most, and why?
- Which condition rating 3 items should I get quotes for before exchange?
- Is anything here normal for a home of this age and type?
- What further investigations do you recommend, and how urgent are they?
- Is there anything my solicitor should ask the seller about?
- Was there anything you could not inspect that concerns you?
Write down the answers. They will help you decide whether to go ahead, and they give you evidence if you need to discuss the price.
How to Check Your Home Buyer Surveyor Is Genuine
RICS has warned that fraudulent, AI-generated websites are advertising surveying services and falsely claiming RICS links. A few quick checks protect you:
- Search the official directory. Look the firm up on RICS Find a Surveyor, the official list of RICS-regulated firms.
- Check the individual. Ask for the surveyor’s name and RICS membership grade, and confirm it with RICS.
- Ask about valuer registration if your survey includes a valuation.
- Ask for a complaints procedure. RICS-regulated firms must have one and should give you a copy on request.
- Be wary of very low prices, pressure to pay upfront by bank transfer, or a website with no physical address or named staff.
It also pays to look beyond the estate agent’s recommended surveyor. Choosing your own surveyor keeps the advice fully independent.
Home Buyer Surveyor: Frequently Asked Questions
A Level 2 inspection usually takes a few hours, depending on the size, age and condition of the home. Larger or more complex properties take longer.
Can I be there during the survey?
It depends on the seller and the surveyor. Many surveyors prefer to work uninterrupted and then talk you through the findings afterwards, which is often more useful.
Does the surveyor check for damp?
Yes. They use a damp meter on accessible walls and floors and look for visible signs such as staining, mould and salts. If they find significant damp, they will usually recommend a specialist investigation.
Will the surveyor check the electrics and boiler?
Only visually. They cannot test whether services are safe or efficient, so they will recommend a qualified engineer if anything looks concerning.
Does a home buyer surveyor value the property?
Only if you book a Level 2 survey with a valuation. In that case, the surveyor must also be a RICS registered valuer.
How soon will I get my report?
Typically within a few working days of the inspection. Ask your surveyor for their usual turnaround when you book.
Book a Home Buyer Surveyor With ASG Consulting
A good home buyer surveyor does more than tick boxes. They know where problems hide in the type of home you are buying, explain what they find in plain English, and tell you clearly what to do next.
ASG Consulting is a RICS-regulated building surveying consultancy working across Liverpool, Merseyside and the North West. Find out more about our homebuyer survey in Liverpool, or contact ASG Consulting to book your survey.
