Different Types of Home Surveys: Which One Do You Need? (And Why You Shouldn’t Skip It)
So, you’ve found it. You’ve spent your weekends driving through the leafy lanes of Chilworth or scouting out the best school catchments in Chandlers Ford, and you’ve finally had an offer accepted on your dream home. Congratulations! It’s an incredibly exciting moment.
But before you start picking out paint swatches or measuring for new curtains, there is one crucial step that often feels like a hurdle: the home survey.
At Rowe & Co., we’ve been helping people move across Hampshire for over 80 years combined. We know that once the “Sold” sign goes up, the nerves can set in. One of the most common questions we get asked is: “Do I really need a survey? My mortgage lender already did one.”
The short answer? Yes, you do. The long answer involves understanding the different types of home surveys and why choosing the right one is the smartest investment you’ll make in your future.
The Big Myth: "But my bank did a valuation!"
This is the biggest pitfall for many first-time buyers and even seasoned movers. A Mortgage Valuation is not a survey.
When you apply for a mortgage, your lender wants to make sure the property is worth what you’re paying for it – essentially, they are protecting their investment, not yours. A valuer might only spend 15 minutes at the property, or in some cases, perform a “desktop valuation” without even visiting. They aren’t looking for damp, structural cracks, or a roof that needs replacing in two years.
A private survey is for you. It is your “cool head” in a process that is often led by the heart.
Breaking Down the Different Types of Home Surveys
Choosing the right survey depends on the age, condition, and style of the home you’re buying. Here is our straightforward guide to the three main levels of RICS (Royal Institution of Chartered Surveyors) reports.
1. RICS Home Survey Level 1 (Condition Report)
Think of this as a “traffic light” summary of the property.
- Best for: Brand-new builds or very modern conventional homes in seemingly great condition.
- What it covers: It provides a basic overview of the property’s condition, highlighting significant issues but without going into great detail.
- The Verdict: While it’s the cheapest option, we rarely recommend it for the varied housing stock we have in Hampshire. If you’re buying a home that’s more than a few years old, you’ll likely want more detail.
2. RICS Home Survey Level 2 (HomeBuyer Report)
This is the most popular choice for the majority of homebuyers. It’s a comprehensive “health check” for a standard house.
- Best for: Mid-century properties, modern townhouses, and homes that appear to be in reasonable condition.
- What it covers: The surveyor will look at everything visible – roofs, walls, joinery, and even the “hidden” bits like cellars or lofts. It uses a clear rating system (1, 2, or 3) to show you what needs urgent attention and what can wait. It also covers things like damp-proofing and drainage.
- The Verdict: If you’re buying a 1930s semi in Shawford or a 1970s detached in Fair Oak, this is usually your best bet. It’s thorough without being overwhelming.
3. RICS Home Survey Level 3 (Building Survey)
This is the “gold standard” of surveys. It is an in-depth, structural analysis of the building.
- Best for: Older properties (pre-1900), thatched cottages, homes with unusual construction (like timber frames), or any property you plan to renovate significantly.
- What it covers: The surveyor will get into the “nitty-gritty.” They’ll check under floorboards, behind hatches, and provide detailed advice on repairs, including estimated costs and timelines.
- The Verdict: If you’ve fallen in love with a period character home or a “fixer-upper,” do not skip this. It’s a higher upfront cost that can save you tens of thousands of pounds in the long run.
Why You Shouldn’t Skip It: The "Practical Partner" View
We believe in doing property differently, and that means being honest about the risks. Buying a home in Hampshire is likely the biggest financial commitment of your life, which is why a survey is non-negotiable:
1. It’s a Powerful Negotiating Tool
If a Level 2 survey reveals that the roof needs £5,000 worth of work that wasn't obvious during your viewing, you have the evidence to go back to the seller. You can ask them to fix the issue before completion or reduce the sale price accordingly. Without a survey, those costs are yours to swallow the moment you exchange.
2. It Highlights "Invisible" Issues
Hampshire is beautiful, but our local geology and older building styles can present specific challenges. From subsidence issues in certain soil types to the specific maintenance needs of flint or timber-framed buildings, a local surveyor knows what to look for that the naked eye (and an excited buyer) might miss.
3. Budgeting for the Future
Even if the survey doesn't find a "deal-breaker," it provides a roadmap. It might tell you that the boiler has another three years of life, or that the guttering will need replacing soon. This allows you to plan your finances with a "cool head" rather than being hit by a surprise bill six months after moving in.
Local Knowledge Matters
When choosing a surveyor, we always suggest going local. A surveyor who understands the specific nuances of homes in your are, who knows the common quirks of Victorian terraces in one street versus the 1990s builds in the next. They are worth their weight in gold.
Just like we at Rowe & Co. live and breathe these neighbourhoods, a local surveyor understands the ground they’re standing on – should you need a local surveyor recommendation, we’d be happy to provide you with a trusted suggestion.
How We Help You Through the Process
At Rowe & Co., we walk every step of the journey with you. We’ve been through thousands of surveys with our clients since 1999, so when a survey comes back with “red flags,” we don’t panic. We sit down with you, look at the report practically, and help you figure out the best way forward.
Whether it’s recommending trusted local tradespeople to provide quotes or renegotiating with the seller’s agent on your behalf, we are on your side. We believe that property should be about honesty, and that includes the tricky bits like surveys.
Ready to start your search?
If you’re looking for a partner who brings fresh thinking and decades of experience to your next move, we’d love to chat.
Explore our range of homes for sale in Hampshire, and rest assured that our agency will help you from the moment your offer is accepted, right through to move-in day. With our experience, we’ll help you navigate the surveys, the paperwork, and the practicalities, so you can focus on the memories you’re about to make.
Alternatively, if you’re just starting out and need some honest, jargon-free guidance, get in touch for property advice. We live and breathe Hampshire, and we’re here to help you make it your home.
