Seven Things a Surveyor May Ask You

A building survey is one of those parts of selling a house that nobody really explains. However, it’s also one of the moments where a sale could stall, so most sellers want it to go as smoothly as possible. However, there’s not much guidance on what to expect from the visit or what the surveyor might ask you.

Whether you’re selling and want to be prepared, or you’re a buyer trying to understand the process so you know what to expect from the seller, here are the seven questions your surveyor is most likely to ask, plus what they’re trying to find out from each one.

If you’re looking to book a survey on a property you’re buying, get a quote from Novello or get in touch.

What does a surveyor do?

Their report follows RICS reporting standards, which are built on decades of knowledge about what buyers need to know to make a safe and informed decision.

Their findings are documented in a report for the buyer, outlining the property’s condition and any defects the buyer should be aware of. The buyer then has a clear understanding of what they’re committing to and any work the property will need. A good survey gives buyers confidence that they’re paying a fair price for the property and a clear understanding of any work they’ll need to budget for once they move in.

What happens during a house survey?

What happens on the day depends on the type of survey the buyer has arranged and the property being surveyed.

The most thorough option is a RICS Building Survey, also known as a Level 3 or Structural Survey. It provides a detailed picture of the property’s construction and condition, inside and out.

The surveyor will assess all the key elements of the property, including windows, doors, roof spaces and outbuildings, which usually takes several hours. For a large or complex property, it can take a full day. The surveyor will need access to all areas, including gardens and any associated buildings, and may need to look under carpets or behind furniture. Novello’s surveyors also use tools such as drones and pole cams to inspect harder-to-reach areas, so don’t be surprised if they arrive with these.

If the buyer has opted for a HomeBuyer Report (Level 2) instead, the surveyor will carry out a visual inspection of accessible areas without using specialist tech or moving carpets and furniture. The focus is on obvious, visible defects, and the survey may take as little as an hour. This survey is only recommended for properties built since 2001 and which haven’t had any significant work done.

How to prepare for the surveyor’s visit

A few simple steps before the surveyor arrives will help the visit go more smoothly:

• Gather any planning permission documents, building regulation completion certificates, gas safety certificates, electrical test certificates and your EPC
• Make sure lofts, cellars, garages and outbuildings are accessible
• Move large furniture away from walls if possible, and clear windowsills and the area around the fireplace
• Locate the keys for all doors, windows, sheds and outbuildings
• Make a note of any work you’ve had done and roughly when it was completed

The 7 questions a surveyor will ask you

1. How old is the property?

The surveyor will want to know the approximate age of the house and when any major changes were carried out, such as extensions or loft conversions. The age of the property affects what’s normal wear and tear and what’s a defect, and helps the surveyor put any issues they find into context.

A Victorian terrace, for example, will have a very different set of expected characteristics to a 1990s estate house or a new-build. The surveyor uses the property’s age to interpret what they see. Settlement cracks on a 150-year-old building are usually historic and stable, whereas the same cracks on a 10-year-old building might point to something more serious. Even if you only know the rough decade the house was built, that’s helpful. If you’ve added an extension or had a loft converted, sharing the dates of that work helps the surveyor identify which parts of the structure are original and which are newer.

2. Have you made any recent improvements?

If you’ve replaced the roof, windows, bathroom or kitchen, or added features like underfloor heating or insulation, the surveyor will want to know. Hidden features such as insulation behind walls can’t be tested directly, so knowing what’s been done helps the surveyor understand the property and flag anything for the buyer.

It also helps the surveyor distinguish between problems that have been resolved and problems that are still active. If there’s evidence of past damp but the source has since been fixed, that’s useful context. Equally, if you’ve had work done that wasn’t completed by a professional or properly signed off, the surveyor will want to look at it carefully. A list of what’s been done, who did it, and roughly when, is the simplest way to give them what they need.

3. Where are the gas, electricity and water meters?

You’ll need to show the surveyor where the gas, electricity and water meters are located. They’ll inspect the services to assess their general condition, note the meter types and check visible pipework. Testing the services themselves falls outside their remit. They may also ask whether you have current gas, electrical and EPC certificates.

The condition of the services is one of the things buyers are most interested in, because rewiring a house or replacing a boiler can cost thousands of pounds. A visual inspection has its limits, though it will flag obvious signs of old or unsafe installations, such as fuse boxes that look outdated, lead pipework, or boilers approaching the end of their life. If you’ve had a recent gas safety check or electrical installation condition report, having the paperwork ready can save the buyer from commissioning their own.

4. Do you have keys for all areas of the property?

Full access to every part of the property is essential, including outbuildings, lofts and cellars. The surveyor may also need to test door locks and window catches. Having all the keys ready before they arrive saves time and means nothing gets missed.

It’s worth checking that you have keys for everything, especially in older properties where keys often go missing over the years. If a particular room, outbuilding or window can’t be accessed, the surveyor will note this in the report as a limitation of their inspection. While not necessarily a problem, this means part of the property won’t be inspected, and the buyer may come back asking for that area to be revisited.

5. Do you have planning permission and building regulation certificates?

If you’ve had work done that required planning permission or building regulation sign-off, the surveyor will ask to see the certificates. Having these to hand speeds up the process and gives the buyer’s solicitor what they need for the legal side of the transaction.

Common examples include extensions, loft conversions, structural alterations such as removing internal walls, and changes to drainage. Missing paperwork doesn’t always mean the work was unauthorised, since buildings put up before 1948 didn’t need planning permission, and some smaller works fall under permitted development. The surveyor and the buyer’s solicitor will still want to confirm what was approved. Where certificates have been lost, indemnity insurance is sometimes an option, and flagging this early is far better than discovering it days before the exchange.

6. Is there any history of insurance claims?

Any insurance claims that could affect the property’s value are relevant, such as claims for structural movement, flooding, or subsidence. It’s important to be upfront about anything that’s been claimed for. If the sale is completed and the buyer later discovers something that wasn’t disclosed, they may have grounds for a claim for damages.

Beyond the legal angle, sharing the history helps the surveyor look in the right places. A property that had subsidence twenty years ago, was successfully underpinned, and has been completely stable since, is a very different proposition from a property where movement is ongoing. The surveyor can reassure the buyer about the former and clearly flag the latter. The same applies to flood damage, fire, and significant escape-of-water claims. None of these automatically makes a property unsaleable, so long as they’re on the table.

7. What are the parking arrangements?

The surveyor will ask about parking, whether that’s off-street parking, a permit system, or shared driveways.

Parking arrangements can directly impact a property’s value and saleability. In permit zones, the buyer will need to factor the cost of a permit into their budget. Shared driveways without a formal agreement can lead to disputes between neighbours, and some properties rely on informal arrangements that the buyer should know about before committing. If there are any formal documents covering parking, such as a deed of easement or a parking allocation in the lease, having these accessible is helpful.

What if I don’t have the answers to everything?

Don’t worry if you can’t answer every question or don’t have every certificate. The surveyor will still carry out a full inspection and produce their report. What you can answer simply helps them produce a more accurate picture, and saves the buyer’s solicitor from following up on missing information later.

If certificates are missing, it’s worth flagging this to your estate agent and conveyancer early so they can advise on how to handle it. In many cases, the buyer’s solicitor will deal with the gap through enquiries, replacement certificates, or indemnity insurance. The best approach is to be honest about what you have and what you don’t, and to let the professionals manage the rest.

Questions you might have about house surveys

How long does a house survey take?

A Level 2 HomeBuyer Report can take as little as an hour, depending on the size and condition of the property. A full Level 3 Building Survey typically takes several hours, and can take a full day for a large or complex property such as a period home or one with multiple outbuildings.

Do I have to be present for the survey?

It’s helpful to be present at the start to let the surveyor in, hand over keys and answer any initial questions. After that they can usually carry on without you. If you can’t be there yourself, you can arrange for the estate agent to provide access instead, but it’s worth making sure they know enough about the property to answer basic questions on your behalf.

How long does it take to get the report?

This varies by surveyor and the type of survey, but most reports are delivered within a few working days of the inspection. Novello aims to turn most reports around within 5 working days, and we can often move faster if there’s a tight deadline involved.

Can the surveyor test the gas, electrics or boiler?

No. Surveyors aren’t qualified to test gas, electrical or heating systems. They will visually inspect them and note their general condition. A specialist contractor is needed for any formal testing, such as a Gas Safe engineer for gas appliances and a qualified electrician for the wiring.

What happens if the surveyor finds problems?

The surveyor will record any defects in their report and explain how serious they are, usually using a traffic-light system that ranks issues by urgency. From there, the next steps are the buyer’s call. Many proceed with the purchase as planned if the issues are manageable, while others go back to the seller to renegotiate the price or request specific repairs before exchange. Most surveyors are also happy to talk the buyer through the findings if anything in the report needs clarifying.

Booking a survey

If you’re buying a property and need a building survey or HomeBuyer Report, Novello’s RICS chartered surveyors cover England and Wales. Get a quote or contact us to discuss your property.