Guides to buying a home

Questions to ask your surveyor

Buying Guides 16 July 2026 8 min read

Last reviewed: 15 July 2026. This guide is general information, not professional or legal advice. Check the current position with a qualified surveyor and the official sources linked below before you rely on it.

Choosing a surveyor is not just about price. A short conversation before you book - and a few questions after the report lands - tells you whether you are getting the right survey, from the right firm, with no strings attached. If you are still deciding which level of survey you need, start with our guide to which house survey to choose.

Surveys work differently in Scotland. Most Scottish homes are marketed with a Home Report, which already contains a single survey and valuation commissioned by the seller (s.98, Housing (Scotland) Act 2006), so a Scottish buyer often does not need to commission the survey types described below. This guide describes the position in England and Wales.

Before you book

Are you regulated by RICS, and do you carry professional indemnity insurance? Surveying has no "reserved activities" in law, so anyone may practise - which is why RICS regulation and indemnity cover matter. Only RICS can award the "Chartered Surveyor" title (GOV.UK Regulated Professions Register).
Which level of survey are you quoting for, and does it include a valuation? A RICS Level 2, for example, comes as survey-only or survey-and-valuation. Make sure two quotes you compare are for the same thing.
Have you surveyed this type and age of property before? An older, listed or non-standard-construction home benefits from a surveyor who knows its typical problems.
What exactly is inspected, and what is not? Surveyors report on what is accessible and visible. Ask how they handle things they cannot get to - the loft, under floors, behind fitted units - and whether they can recommend further specialist investigation.
How long until I get the report, and is it written or will you talk me through it? Turnaround affects your timeline, and a surveyor who will discuss the findings is worth a lot.
What is the total fee, including VAT and any extras? Get the all-in figure in writing so you are comparing like with like.

Watch out for referral fees

If a surveyor was recommended to you by the estate agent, the developer or another party in the transaction, ask a direct question: are you paying, or receiving, a referral fee for this introduction? A recommendation is not automatically a bad thing, but you are entitled to know about any financial arrangement so you can judge whether it is really in your interest.

This is not just good practice - it is backed by consumer law. Estate agents and other businesses must not mislead you by leaving out information you need, and undisclosed referral arrangements can fall foul of the rules. The old Consumer Protection from Unfair Trading Regulations 2008 have been replaced and updated by the unfair trading provisions of the Digital Markets, Competition and Consumers Act 2024, which apply to commercial practices from 6 April 2025. Regulators and the courts can fine non-compliant businesses up to 10% of worldwide turnover.

National Trading Standards guidance for estate agents sets out what a proper referral disclosure should contain - in short, that an arrangement exists and with whom, the fee for your transaction, the estimated annual value of the arrangement, and the value of any non-cash rewards (National Trading Standards guidance on the transparency of fees in property sales). It should be given to you in writing and early, before you decide to use the recommended service. If a disclosure is vague, verbal only, or arrives late, treat that as a reason to ask more questions - or find your own surveyor independently.

After you get the report

Can you explain the most serious findings in plain terms? Ask which items are urgent, which can wait, and which simply need keeping an eye on.
What is likely causing this defect, and what happens if it is not fixed? A good report already explains cause and consequence, but do ask if anything is unclear.
Do any findings need a specialist? Surveys often recommend a further look by a damp, structural, electrical, roofing or drainage specialist. Ask how urgent that is before you exchange.
Roughly what might the main repairs cost? Surveyors will not usually give firm quotes, but they can indicate scale - enough to help you decide whether to renegotiate.
Does anything here justify renegotiating or pausing? If the report reveals significant problems, you can use it to renegotiate the price, ask the seller to carry out works before completion, or step back.

Frequently asked questions

Should I ask whether my surveyor was referred by the estate agent?

Yes. If the surveyor was recommended by the agent, developer or another party, ask directly whether a referral fee is being paid or received. You are entitled to know, so you can judge whether the recommendation is in your interest. Undisclosed referral arrangements can breach the unfair trading rules in the Digital Markets, Competition and Consumers Act 2024, which apply from 6 April 2025.

How do I know a surveyor is properly qualified?

Ask whether they are regulated by RICS and carry professional indemnity insurance. Surveying has no reserved activities in law, so anyone may practise, but only RICS can award the "Chartered Surveyor" title - so RICS regulation and indemnity cover are the signals to check.

What should I ask about what the survey covers?

Ask which level of survey is being quoted and whether it includes a valuation, what is inspected and what is not (surveyors report on accessible, visible parts), how they handle areas they cannot reach, the turnaround time, and the total fee including VAT and extras. Make sure any two quotes are for the same level of survey.

What should I do if the survey finds problems?

Ask the surveyor to explain which findings are urgent, what is likely causing them, whether a specialist is needed, and the rough scale of any repairs. You can then use the written findings to renegotiate the price, ask the seller to carry out works before completion, or withdraw if the problems are serious.

Related guides

General information, not professional advice. This guide is kept under review, but standards and the law change and every purchase is different. Always instruct a qualified RICS-regulated surveyor and take your own professional and legal advice before relying on it for a specific decision.