By Dan Knowles FRICS, Managing Director and Registered Valuer, Websters Surveyors
A home survey is an independent inspection of a property’s condition, carried out by a qualified surveyor before you’re legally committed to buying. If you’ve never had one, the process can feel a little opaque: who turns up, what they actually do, how long it takes, and what lands in your inbox afterwards. This guide walks through exactly what happens at each stage, from the first enquiry to the follow-up call once your report is in your hands.
The short version: you instruct a surveyor, they spend anywhere from a couple of hours to a full day inspecting the property inside and out, including the roof by drone where needed, and a few working days later you receive a written report setting out the condition, the defects that matter, and what they mean for your purchase. Here’s the detail.
How do I book a home survey, and what happens first?
It starts with a quick conversation. You get in touch for a quote, and we will advise on the right survey level for the property, usually a Level 2 or a Level 3, depending on the home’s age, construction and condition. Once you instruct us, we liaise with the estate agent or seller to arrange access and confirm the date with you.
This is also the moment to tell us what’s on your mind. If you have specific worries, whether a crack you spotted on the viewing, a flat-roof extension, or damp in the corner of a bedroom, let us know, because our reports include a section that answers your particular concerns directly. The more we know about what’s worrying you, the more useful the report will be.
What does the surveyor do on the day of the inspection?
Our RICS-qualified surveyor attends the property and carries out a detailed inspection inside and out, typically spending anywhere from a couple of hours to a full day depending on the size and complexity of the home. We examine the structure, roof, walls, windows, ceilings, floors, and visible services such as electrics, plumbing and drainage.
We look at the property very differently from how you did on your viewing. We’re getting into loft spaces, looking behind and beneath where we safely can, and reading the building for the story of how it has been built, altered and maintained over the years. Throughout, we take comprehensive photographs and detailed notes, so nothing is lost between the inspection and the report.
How are drones used during the inspection?
For roofs and other high-level areas, we use a drone, on nearly all properties rather than just the awkward ones. Roofs are among the most expensive things to put right and the hardest to see from the ground, so flying a drone over the property lets us capture high-resolution images of the roof coverings, chimney, flashings and gutters, and spot issues like slipped tiles, blocked gutters or a failing flat roof that a ground-level look would miss.
Our team is CAA-certified, insured and trained to fly, which is what allows us to include this safely and legally. You can read more about how we use drones in our surveys, but the short point is that it makes the inspection both safer and more thorough, particularly on taller or more complex roofs.
What happens after the inspection, and how is the report written?
Back at the desk, the surveyor reviews everything, the notes, the photographs and the drone footage, and writes it up into a clear, jargon-free report. We don’t believe in burying the important points under unnecessary caveats. The report highlights urgent defects, ordinary maintenance items and any risks, with plain-English explanations of what each one means and how serious it is.
It also includes a bespoke section addressing the specific questions or concerns you raised at the start. The relevant photographs and drone images are embedded alongside the findings, so you can see exactly what we’re describing rather than taking it on trust. The goal is a report that helps you make a decision, not one that simply lists defects and leaves you to worry.
How long does it take to get my survey report?
You’ll usually receive your written report within four to five working days of the inspection. We deliberately keep our surveyors’ workload sensible rather than rushing them through eight or ten reports a week, because a report written under time pressure is a report that misses things. The few days between inspection and delivery are what allow the surveyor to research, cross-check and write the report properly.
What will my survey report actually tell me?
In plain terms: what condition the property is in, what’s wrong with it, how serious each issue is, and what you should do about it. RICS surveys use a traffic-light system, green for no repair needed, amber for defects that need attention but aren’t urgent, and red for serious or urgent ones, so you can see at a glance where the issues are.
Beyond the ratings, the report flags problems that may affect the property’s value, points out legal matters your conveyancer should investigate, and notes anything that could be dangerous. A Level 3 report goes further still, explaining the likely cause of each defect and the repairs needed. The aim throughout is that you finish reading it knowing what matters and what doesn’t.
Can I talk to the surveyor after the survey?
Yes, and we’d encourage it. Every survey comes with the offer of a follow-up phone call so you can talk the findings through directly with the surveyor who inspected your property. A report you can ask questions about is far more useful than one you’re left to interpret alone, particularly when you’re weighing up whether an issue is a dealbreaker or a bargaining chip. We’d much rather spend ten minutes on the phone making sure you understand the report than leave you guessing.
What happens if the survey finds problems?
Don’t panic. Almost no home is perfect, and a thorough report often reads as a long one. The job then is to separate what genuinely matters from routine wear, and to use the findings to make a confident decision: negotiate, budget, or in rare cases walk away. We’ve set out exactly how to do that, including how to renegotiate on the strength of the report, in our guide to what to do when a survey finds problems.
Will my survey help my solicitor?
Yes. Every Websters survey comes with a free Solicitors’ Summary Report, a short plain-English document that pulls out the points carrying legal weight so your conveyancer can act on them quickly, rather than wading through the full report to find them. It’s included as standard, and it tends to keep transactions moving rather than holding them up.
Which survey do I need, Level 2 or Level 3?
Most conventional, reasonably modern homes in good order need a Level 2; older, altered, unusual or visibly problematic properties need a Level 3. If you’re not sure, we’ll advise you before you book, and we’ve explained how to place your own property on that scale in our guide to Level 2 vs Level 3 surveys.
Ready to book your home survey?
A home survey is one of the smartest things you can do before committing hundreds of thousands of pounds to a purchase with no refund policy. Websters Surveyors is an RICS-regulated practice carrying out home surveys across London and the surrounding counties, including Hertfordshire, Essex, Surrey, Berkshire and Buckinghamshire, rated 4.9 across more than 300 Google reviews.
Request a quote or call us on 020 8017 1943 and we’ll talk you through the right survey for the property you’re buying.
Frequently asked questions
How long does a home survey take? The on-site inspection usually takes from a couple of hours to a full day, depending on the size and complexity of the property. You’ll then typically receive your written report within four to five working days.
What does the surveyor check during a home survey? The surveyor inspects the structure, roof, walls, windows, ceilings, floors and visible services such as electrics, plumbing and drainage, inside and out, including loft spaces, and uses a drone to inspect roofs and other high-level areas on nearly all properties.
How soon will I get my survey report? Usually within four to five working days of the inspection. The gap allows the surveyor to research, cross-check and write the report properly rather than rushing it.
Can I attend the survey? You’re welcome to discuss the inspection with us, though you don’t need to be present for it. Every survey includes the offer of a follow-up phone call so you can talk the findings through with your surveyor once the report is ready.
Do you use drones during a home survey? Yes. We use drone technology on nearly all properties to capture high-resolution images of roofs, chimneys and other hard-to-reach areas that can be missed from the ground, and our surveyors are CAA-certified to fly.
How much does a home survey cost? The cost depends on the size, age, type and condition of the property, since these determine how long the inspection and report take — a small modern flat costs less than a large period house with multiple extensions. Contact us with the property address and we’ll give you a tailored quote.