What to Look for in a Property Survey Before Buying at Auction
Buying a property is a significant investment, and it is important to understand what you are taking on before committing to a purchase. A property might look perfectly sound during a viewing, but there could be issues that are not immediately obvious.
A property survey can help you understand the condition of a building, identify defects that may need attention and plan for future maintenance or repairs. For auction buyers, this information can be particularly valuable when deciding whether a property is suitable for their plans and how much they are prepared to spend.
But what does a property survey actually tell you, and which type might be right for the property you are considering?
What Is a Property Survey?
A property survey is an inspection carried out by a qualified surveyor to assess the condition of a building. The surveyor examines accessible parts of the property and produces a written report explaining their findings.
The level of detail depends on the type of survey commissioned. A report may describe the condition of important parts of the building, highlight visible defects, identify potential risks and recommend further investigation where necessary.
A survey can help you understand the work a property may require, but it is important to remember that it is not a guarantee that every problem will be discovered. Some areas may be inaccessible, and specialist investigations may be needed to establish the cause or extent of a particular issue.
What Can a Property Survey Reveal?
A survey can provide useful information about several key areas of a property.
1. The Roof and Structure
The surveyor will look for visible signs of problems affecting the roof and the main structure of the building. These might include damaged roof coverings, deteriorating brickwork, cracks, or signs that parts of the building have moved.
Not every crack indicates a serious structural problem, and a survey cannot always establish the cause from a visual inspection alone. However, if something needs closer examination, the report should help you understand where further advice may be required.
2. Damp and Moisture
A survey may identify signs of dampness, water penetration, condensation or inadequate ventilation. These issues can have different causes, so it is important not to assume that every damp patch requires the same solution.
Where the cause is unclear, further investigation may be recommended before you decide what repairs are needed.
3. Windows, Doors and External Features
The condition of windows, doors, walls, gutters and other external features can affect both maintenance costs and the property's long-term condition.
A survey may highlight damaged frames, deteriorating pointing, defective rainwater goods or other visible issues that could require repair or replacement.
4. Floors, Ceilings and Internal Finishes
Inside the property, a surveyor will look for visible signs of deterioration, damage or movement. This could include uneven floors, damaged plaster, cracks, or evidence of water leaks.
Some defects may be relatively straightforward to address, while others could require specialist assessment. The survey can help you identify which issues deserve further attention.
5. Services and Safety Concerns
Depending on the survey level and the scope of the inspection, the report may comment on visible parts of the heating, plumbing and electrical systems.
However, a standard property survey is not the same as a dedicated electrical inspection, gas safety check or specialist assessment of the heating system. Services are not necessarily tested in detail, so additional checks may be needed if you have concerns.
6. Repairs and Future Maintenance
A survey can also help you understand the property's likely maintenance needs. A report might highlight repairs that should be addressed promptly, work that could be planned for the future, or areas where further investigation is advisable.
This information can help you build a more realistic picture of the property's condition and potential costs, particularly if you are considering a renovation project.
What Are the Different Types of Property Survey?
In England and Wales, RICS Home Surveys are available at different levels, with the appropriate choice depending on the property's age, construction, condition and complexity. The Royal Institution of Chartered Surveyors (RICS) provides guidance on the services offered by each level.
RICS Home Survey Level 1
This is the most basic of the three levels. It provides an overview of the property's condition, highlights urgent defects and identifies certain risks or potential legal issues.
It is generally intended for conventional properties that are newer or in good condition, rather than buildings requiring extensive investigation.
RICS Home Survey Level 2
A Level 2 survey provides a more detailed assessment and includes advice about defects, repairs and ongoing maintenance. Depending on the service selected, it can also include a market valuation and an insurance reinstatement figure.
It is commonly suited to conventional houses and flats that are in reasonable condition and do not have particularly complex construction or alterations.
RICS Home Survey Level 3
A Level 3 survey provides the most comprehensive assessment of the three. It is often appropriate for older, larger or unusual properties, buildings in poor condition, or homes where substantial alterations or renovation work is being considered.
The report provides a more detailed examination of the building's condition, with advice on defects, repairs and maintenance options.
The right survey depends on the individual property, so it is worth discussing your plans and any particular concerns with a surveyor before deciding which service to commission.
Does a Mortgage Valuation Count as a Property Survey?
No. A mortgage valuation and a property survey serve different purposes.
A mortgage lender's valuation is primarily intended to help the lender assess whether the property provides suitable security for the loan. It is not necessarily a detailed assessment of the building's condition.
A separate property survey is intended to give you information about the property's condition and any defects that may need attention. Even if a lender arranges a valuation, you should not assume that this replaces an independent survey for your own benefit.
Why Is a Property Survey Important When Buying at Auction?
When buying through a traditional property auction, it is particularly important to understand the property's condition before bidding.
Once the hammer falls and the sale is legally binding, you will generally be committed to completing the purchase in accordance with the auction conditions. Discovering a significant repair bill afterwards may leave you with limited options.
Where access is available, arranging a survey before the auction can help you make a more informed decision. It may reveal issues that affect your budget, influence how much you are prepared to bid, or prompt you to seek specialist advice.
For example, a property advertised as requiring modernisation might need little more than cosmetic improvements. Another may require substantial work to the roof, structure, services or drainage. A survey can help you distinguish between what is visible during a viewing and what needs closer professional assessment.
However, access to auction properties can vary, and there may not always be enough time or opportunity to arrange a full survey. If you cannot obtain the advice you need before bidding, consider carefully whether you are comfortable with the uncertainty.
What a Property Survey Does Not Tell You
Although a survey is a valuable part of your research, it is not a substitute for every other check you may need to make.
A survey will not necessarily:
- Identify every hidden defect or problem in inaccessible areas.
- Test all electrical, gas, plumbing or heating installations.
- Confirm that alterations have the necessary planning permission or building regulations approval.
- Establish the property's legal ownership, title restrictions or lease terms.
- Provide a complete estimate of all renovation costs.
These matters may require separate inspections, specialist reports, legal checks or advice from a suitably qualified professional.
For auction buyers, it is therefore important to read the legal pack carefully as well as assessing the property's physical condition.
How Can You Use a Survey to Plan Your Budget?
A survey can help you identify areas where you may need to spend money, but it should not be treated as a fixed quotation for repairs.
If the report highlights significant defects, ask an appropriate contractor or specialist to assess the work and provide an estimate wherever possible. You should also allow for unexpected costs, particularly when buying an older property or one that needs substantial renovation.
When deciding how much to bid, consider the purchase price alongside the likely cost of repairs, professional fees, ongoing maintenance and any other expenses associated with your plans.
A property that initially appears to be a bargain may still represent good value, but only if the total cost is realistic for your budget and intended use.
Final Thoughts
A property survey can give you a clearer understanding of a building's condition, highlight defects that need attention and help you plan for repairs and maintenance. It can also identify areas where further investigation is needed before you make a decision.
For auction buyers, the key is to carry out as much research as possible before bidding. A survey is one part of that process, alongside viewing the property, reviewing the legal pack and seeking specialist advice where necessary.
Not every defect is a reason to walk away. Understanding the work involved, its likely cost and whether it fits your plans can help you decide whether a property is the right opportunity for you.
Looking for your next property auction opportunity? UK Auction List brings property listings from auctioneers across the UK together in one place, helping you research potential purchases and find the information you need to take your next steps.
Here a a couple of additional helpful guides for your perusal: