The Most Common Property Surveys (And When You Actually Need Them)

Not all surveys are created equal — and in UK property, getting the right survey can mean the difference between a profitable investment and a costly regret.

Whether you’re buying a buy-to-let in Liverpool, a ready-made HMO in Manchester, or a flat in a block with dubious neighbours, here’s a breakdown of the most common surveys used in property transactions — what they cover, when to use them, and why they matter.

1.

RICS Home Survey – Level 1 (Condition Report)

Ideal for: New-builds or modern properties in good condition.

What it includes:

• A brief overview of the property’s condition

• Identification of any major risks or urgent defects

• Summary of potential legal issues

• No valuation or repair advice included

Use case: Best suited for mortgage lenders or cash buyers who want a surface-level snapshot without deeper analysis.

2.

RICS Home Survey – Level 2 (Homebuyer Report)

Ideal for: Most standard houses and flats in fair condition.

What it includes:

• Inspection of structural elements, including damp, drainage, insulation, roofing, and windows

• Market valuation

• Insurance rebuild cost

• Advice on repairs and maintenance

Use case: The most commonly requested survey for BTL investors and first-time buyers. Especially useful when purchasing with a mortgage or for a social housing lease — many providers require it.

3.

RICS Home Survey – Level 3 (Full Building Survey / Structural Survey)

Ideal for: Older buildings (pre-1900), non-standard construction, or major refurb projects.

What it includes:

• Full structural inspection, including under floorboards, roof spaces, and behind walls where accessible

• In-depth defect analysis

• Estimated repair costs and timelines

• Advice on materials and ongoing maintenance

Use case: Essential for Victorian terraces, unusual builds, or anything needing significant refurb work.

4.

Damp and Timber Report

Ideal for: Properties showing signs of internal staining, musty smells, or known damp issues.

What it includes:

• Moisture readings across the property

• Inspection for rising damp, condensation, and penetrating damp

• Check for timber infestations like rot or woodworm

• Recommendations for damp-proofing or treatment

Use case: Often required if the Homebuyer or Building Survey flags damp. It’s also a lender favourite and can affect mortgage approval.

5.

Roof Inspection

Ideal for: Properties where the roof is inaccessible or has visible issues.

What it includes:

• Close inspection of slate/tile condition

• Chimney, flashing, guttering checks

• Drones or scaffold access if necessary

• Life expectancy estimates and repair costs

Use case: Particularly valuable in older properties or where loft conversions are planned.

6.

Drainage Survey (CCTV Survey)

Ideal for: Signs of blockages, subsidence or for large-scale conversions.

What it includes:

• Camera inspection of underground pipes

• Mapping of drainage system layout

• Identification of damage, blockages, or poor flow

• Recommendations and costed repair options

Use case: Important for HMOs and large BTL portfolios to ensure there are no long-term drainage issues lurking below ground.

7.

Electrical Installation Condition Report (EICR)

Ideal for: All rented properties (legally required every 5 years).

What it includes:

• Testing of sockets, lights, wiring, consumer units

• Identification of non-compliant or dangerous wiring

• Remedial recommendations (coded C1, C2, or C3)

Use case: Must-have for any investor renting to the open market or social housing — without a valid EICR, providers will not take your property.

8.

Gas Safety Certificate (CP12)

Ideal for: All properties with gas appliances (legally required for landlords).

What it includes:

• Safety checks on boilers, cookers, heaters, and flues

• Pressure and ventilation checks

• Issuance of certificate valid for 12 months

Use case: Required by law. Must be in place before leasing to tenants, especially in social housing.

9.

Asbestos Survey

Ideal for: Any property built before 1999.

What it includes:

• Visual inspection and material sampling

• Identification of asbestos-containing materials (ACMs)

• Risk assessment and management plan

Use case: Critical if you plan to refurb or repurpose any part of an older building.

10.

HHSRS (Housing Health and Safety Rating System) Inspection

Ideal for: Landlords preparing for council inspections.

What it includes:

• Checks across 29 housing hazards (including damp, mould, electrics, fire safety, overcrowding)

• Grading of hazards as Category 1 (urgent) or Category 2 (less serious)

• Compliance advice

Use case: Particularly useful if your property is in a selective licensing area.

Final Thoughts

The right survey doesn’t just protect your investment — it protects your time, your finances, and your reputation.

At Manchester Sourcing, we help our clients choose the right surveyor and the right report at the right time — especially for social housing contracts where timing, compliance, and cost control all matter.