Choosing the right surveyor matters because a survey is often the first independent check of what you’re really buying. The survey won’t tell you whether to walk away, but it will help you understand risks, repair costs, and whether the price still makes sense.This guide explains how to choose a surveyor, what to look for, and how to avoid paying for a report that doesn’t actually help you make a decision.
What you’re really trying to do
You’re buying confidence, enough information to decide whether to proceed, renegotiate, or pause before committing hundreds of thousands of pounds.That’s why choosing the right surveyor matters more than choosing the cheapest one.
Why this feels confusing
Most buyers hit the same problems:
- Estate agents recommend “their” surveyor
- Quotes vary wildly for what sounds like the same thing
- Survey types (Level 1, 2, 3) aren’t self-explanatory
- You don’t know how detailed the report will actually be
On top of that, surveys happen early in the process, before you’ve built confidence or momentum, so it’s easy to rush the decision.
Step 1: Make sure they’re properly qualified
In England and Wales, look for a RICS-regulated surveyor.This matters because:
- They follow recognised professional standards
- They carry professional indemnity insurance
- There’s a complaints and redress process if something goes wrong
You don’t need a big national firm. Many excellent surveyors are local, but RICS regulation is the baseline.
Red flag: Anyone offering a “survey” without clear professional accreditation.
Step 2: Choose the right type of survey for the property
Don’t default to the cheapest option. Match the survey to the home.
Level 1 Survey (Condition Report)
Best for:
- New-builds
- Very modern flats in good condition
Limitations:
- No advice on repairs or costs
- Very high-level
Quick note on snagging reports (new-build homes):
If you’re buying a new-build, a snagging report is sometimes confused with a Level 1 survey. They’re different. A snagging report checks the finish and workmanship (including paint, fittings, and seals) and is best done just before or after completion, so that the developer can address any issues. It doesn’t replace a survey. It simply covers a different job
Level 2 Survey (HomeBuyer Report)
Best for:
- Most flats and houses built after ~1900
- Properties that look reasonably well-maintained
Why buyers choose it:
- Highlights defects
- Flags urgent issues
- Often includes a market valuation and rebuild cost
Level 3 Survey (Building Survey)
Best for:
- Older homes
- Period properties
- Anything altered, extended, or non-standard
Why it costs more:
- Much more detailed
- Explains causes, consequences, and repair options
- Better for negotiation and long-term planning
Rule of thumb:
If you’re already wondering “what could be hiding here?”, Level 3 is usually worth it.
Step 3: Pick a surveyor who knows the local housing stock
Local experience matters more than most buyers realise.
A surveyor familiar with your area will:
- Recognise common construction methods
- Spot recurring local issues (subsidence, roof types, materials)
- Understand what’s typical versus genuinely concerning
This is especially important for:
- Converted flats
- Victorian and Edwardian homes
- Coastal or flood-risk areas
Before instructing, ask directly:
“Do you regularly survey properties like this, in this area?”
Step 4: Ask what the report will actually help you decide
Before booking, ask the surveyor:
- Will you explain the findings over the phone?
- Will the report prioritise urgent vs long-term issues?
- Do you include rough repair cost guidance?
- Can I use this to renegotiate if needed?
A good surveyor understands the buyer’s decision-making moment, not just the inspection itself.
Step 5: Be wary of recommendations that aren’t independent
Estate agents often recommend surveyors. That doesn’t automatically make them bad, but remember the agent works for sellers. You want a surveyor who:
- Is paid by you
- Answers your questions clearly
- Has no incentive to “play things down”
If you feel rushed or brushed off before booking, that’s unlikely to improve once the report lands.
What a survey won’t do
A survey:
- Won’t guarantee there are no future problems
- Won’t check behind furniture or under floors
- Won’t replace specialist inspections (e.g. electrics, drains)
Its job is to reduce uncertainty, not eliminate it.
The clearer way forward
Choosing a surveyor isn’t about finding faults. It’s about understanding:
- What needs fixing
- What can wait
- What should affect the price, or your decision to proceed
When chosen well, a survey doesn’t slow you down. It helps you move forward with your eyes open.
Final question
If a serious issue came up tomorrow, would this survey give you enough clarity to act confidently?