Why every seller should get a survey before putting their house up for sale

Telegraph

3 days ago

Paying out a few hundred pounds on a survey before selling your home could be the most valuable money you'll spend when moving house.
Almost 20pc of buyers have pulled out of a purchase after putting in an offer, according to moving comparison website Compare My Move. Nearly half the time, the decision was down to discovering issues that required major repairs.
Sellers can preempt issues that could crop up on a buyer's survey by having their own report carried out first. A Level 2 homebuyers report, suitable for properties less than 50 years old, costs £445 on average.
A full structural Level 3 survey that includes a more thorough look at the property's structure and condition, including looking under floorboards, could cost £700 to £1,500. However, if it means finding out about and getting on top of any issues before a sale, it is likely to be money well spent.
Ray Smith, chartered surveyor at Watsons Property Group, said: 'Common issues we see include cracked roof tiles, signs of damp, poor loft ventilation, timber decay and invasive plants like Japanese knotweed. We also come across the more unexpected, such as bats in loft spaces, oversized wasp nests and signs of long-forgotten fire damage.
'Sellers who tackle these problems before going to market, or are upfront about them, can build trust with potential buyers and reduce the risk of last-minute renegotiations or sales falling through. It can even help justify your asking price and keep the chain moving smoothly.'
Telegraph Money lists the five most common survey concerns that lead to sales collapsing and what you can do to protect yourself:
1. Instances of damp
When damp is picked up on a survey, buyers picture black mould, rot and expensive disruption – even if it is actually a very mild case.
Some instances of damp can be simple and quick to fix, while in other cases they can be more serious and costly.
Brett Ray, of property inspection app Survey Shack, said: 'The issues that derail sales aren't rare; they're routine, and that means they're avoidable.
'By being prepared, sellers could save themselves thousands of pounds in the long run.'
For example, poor ventilation in a period home occupied by a family can lead to high moisture levels in the air, which may cause mould or stains on walls and ceilings. This is especially a risk in corners or places where air doesn't circulate well.
Sellers can often improve conditions by avoiding indoor drying of clothes, using extractor fans, and regularly airing out the property by opening windows and vents.
Where signs of past condensation or surface mould remain, redecorate after improving the ventilation. However, simply repainting over affected areas without addressing the cause can lead to suspicion during a buyer's survey.
In some cases, staining, damp patches or musty smells may be due to disconnected or poorly installed ventilation ducting in the loft, such as from a bathroom fan. This is often a low-cost issue to resolve and can make a noticeable difference to a property.
Another common issue in older homes is where external ground levels have been raised over time, for example, with new patios or driveways.
This can make the original damp-proof course – a barrier designed to prevent moisture rising up to a building's structure – ineffective, allowing moisture to rise into walls and affect nearby timbers such as skirting boards or suspended floor joists.
If in doubt about the causes for damp smells or stains, sellers can hire an independent damp and timber specialist who is a member of the Property Care Association to complete a report, which can range from £200 to £600 depending on the size of the home.
2. Roofing problems
Slipped, cracked or worn pointing on roof tiles may just need individual repairing or replacing. However, if neglected and allowed to accumulate, it could give the impression the roof is nearing the end of its life, which invariably triggers budget panic in buyers. A new roof on a typical three-bedroom semi-detached property can cost between £12,000 and £20,000.
Employ a reputable roofing company to fix anything obvious, and if there is life left in the roof, ask them to confirm it in writing, including the date of the inspection. This can be presented to the buyer's surveyor to head off any speculation over its lifespan.
'A roof in poor condition is evident to pretty much anyone,' said Mr Ray.
'Sellers should be asking a competent roofer who is either a member of the Federation of Master Builders or who has been personally recommended to provide an estimate for a replacement roof if that's what is required.
'If a buyer starts obtaining their own quotes that range from between £30,000 and £50,000, they are going to want to knock £50,000 off – so get out in front of the negotiations.'
3.Safe electrics
Tell-tale signs of older electrical systems include dated light switches, sockets mounted on skirting boards and an old-style fuse board. These visuals alone can lead a surveyor to raise questions and buyers to panic.
Regardless of apparent condition, many surveyors will recommend that an up-to-date electrical installation condition report (EICR) is obtained, particularly if there is no recent certificate to confirm the system has been tested and is safe. These reports usually cost between £150 and £300, but can be more if a property is unusual or complex.
Electrical faults carry serious safety risks, so a recommendation for further investigation is standard practice.
Without an EICR, buyers may assume the worst, sometimes fearing the need for a full rewire, which could lead to reduced offers or even withdrawals.
While full rewires are not always necessary, costs can vary depending on the age and layout of the system. The average cost of a full rewire for a three-bedroom house is likely to be between £4,450 and £8,000, according to the website Checkatrade.
If your own pre-sale survey suggests that further checks are needed, arranging an EICR in advance provides clarity and reassurance. If the report flags issues, it will outline what is required to bring the electrics up to standard, information that can be shared with the buyer from the outset.
4. Plumbing system
Lead pipes around drinking water, a dated boiler and signs of corrosion and stains around pipework or on ceilings under showers and baths are likely to lead to a surveyor recommending a specialist inspection.
A plumbing survey, which costs between £150 and £300, would investigate the system, while a gas safe engineer report would be instructed if there were concerns about the boiler. This costs between £80 and £250.
Ensure the boiler has been serviced and obtain a valid certificate to present to the surveyor so no doubts are raised in their report. If it's functional but old and nearing the end of its life, a buyer will spot it when they view your home, so it's worth raising the point upfront and building it into negotiations from the outset rather than waiting for a surveyor to comment on it after the buyer has offered.
Make it clear that the offer you're accepting is acknowledging the boiler is 20 years old and, while still working, may need to be replaced in two years, for example.
5. Structural movement
Cracks in a wall, even if historic, can raise alarm bells among buyers, as surveyors often can't give assurance that they are not a sign of current movement. Fearing a risk that part of the house could collapse without major repairs – buyers may be tempted to walk away.
Cracks that run through brickwork and are visible inside and outside the property can suggest ongoing structural movement and should be looked at more closely, as should those that extend all the way down to the ground, which can indicate movement in the foundations.
But not all cracks are a cause for concern. If your homebuyers survey raises questions about the stability of your property – a structural engineer's report costing between £600 and £1,000 will give you and potential buyers the definitive answer.
Mr Ray said: 'By producing an impartial report by a structural surveyor that confirms the cracks are historic and there is no current movement, the concern is neutralised before it becomes a negotiation tactic.'