External inspection: roofs, walls, and drainage
A house survey begins outside. The surveyor reviews roof coverings, chimneys, gutters, fascias, and visible flashings. They look for slipped tiles, moss growth, ageing flat roofs, and signs of past repairs that may not be watertight.
Walls are checked for cracking, render defects, movement patterns, and damp staining. Drainage around the property matters too—blocked gutters and poor fall away from walls are common causes of moisture ingress.
Internal inspection: damp, floors, and ceilings
Inside, surveyors assess ceilings, walls, and floors for damp, staining, and distortion. They open accessible hatches to roof spaces where safe, check visible timbers, and note ventilation issues that can lead to condensation or rot.
Windows and doors are reviewed for operation, glazing type, and obvious defects. While surveyors do not test every service fully, they comment on visible plumbing and electrical issues and may recommend specialist reports where needed.
RICS Level 1, Level 2 and Level 3: scope differences
RICS Level 1 provides a lighter overview with traffic-light condition ratings. RICS Level 2 adds more detail on defects, repairs, and maintenance. RICS Level 3 includes deeper structural commentary and is suited to older or complex homes.
None of these replace specialist tests unless agreed—examples include full electrical certification, drainage CCTV, or asbestos surveys. Your RICS surveyor will flag when further investigation is advisable.
What a house survey does not cover
Surveys are non-destructive. Surveyors do not lift fitted carpets, drill walls, or move heavy furniture unless agreed. They also do not guarantee hidden defects in inaccessible areas.
The value of a survey is informed risk reduction: you receive professional commentary on visible and accessible condition so you can make a better purchase decision. Book a RICS survey after your offer is accepted and before exchange.
Frequently asked questions
- Will a survey find every defect?
- No survey can guarantee zero hidden issues, but a RICS survey significantly reduces the risk of costly surprises.
- Do surveyors check for asbestos?
- They may note suspect materials, but a dedicated asbestos survey is separate unless included in scope.
- How long does a house survey inspection take?
- Typically a few hours on site, depending on property size and complexity, with the report following within days.