Who Is Responsible for a House Survey When Buying a Home?

Buying a home is one of the biggest financial commitments you’ll ever make. With mortgages, legal work and timelines to manage, it’s no surprise that one part of the process often causes confusion: the house survey. But who organises it?

Buying a home is one of the most significant commitments most of us will ever make. From securing a mortgage to navigating the legal process, there’s plenty to think about, but one step that often raises questions is the house survey.

A survey gives you clear insight into the condition of the property you’re buying, helping you avoid unexpected costs and make confident decisions. But with so many people involved in a property transaction, estate agents, solicitors, lenders and sellers, it’s natural to wonder:

Who actually organises a survey when buying a house?

Here’s everything buyers should understand about who arranges a survey during a property purchase.

1. The Buyer Usually Organises the Survey

In England and Wales, the buyer is responsible for arranging and paying for the survey. Once your offer has been accepted, you’re free to instruct an independent surveyor of your choice to assess the condition of the property.

Unlike mortgage valuations, which are arranged by the lender, a house survey is commissioned for your benefit, giving you impartial information on any issues or defects that might affect your purchase.

Solicitors and estate agents don’t typically arrange surveys on your behalf, although they may provide recommendations or contacts. The instruction, however, is your decision.

2. Why the Buyer Takes On This Responsibility

The purpose of a survey is simple: to protect you, the buyer.

A property can look perfect during viewings, but only a trained surveyor can identify potential problems such as:

Structural movement
Damp or timber decay
Roof defects
Poor workmanship
Hidden repair costs

A survey gives you a realistic understanding of the property’s condition and helps you decide whether to proceed, negotiate, or request repairs before exchange.

Going ahead without a survey could mean discovering serious problems only after you’ve completed, something no homeowner wants.

3. When to Arrange the Survey

Most buyers organise their survey after their offer has been accepted but before they legally commit to the purchase. This is the ideal window to uncover any problems that could affect your decision.

Some buyers prefer to wait until their mortgage offer is confirmed, to ensure finances are secure before paying for the report. Both approaches are common.

Once you’ve instructed a surveyor, they’ll liaise with the estate agent or seller to arrange access to the property.

4. Choosing the Right Type of Survey

There are several types of property survey, each offering a different level of detail:

Level 2 – Homebuyer Survey

The most popular choice for modern or conventional homes. Provides more detail, including advice on repairs and maintenance.

Level 3 – Building Survey

A comprehensive, in-depth inspection ideal for older, larger, or altered properties. Offers detailed analysis of the structure, defects, and potential repair costs.

Not sure which one you need? Marshall Laurence Surveyors can advise based on the property’s age, construction and complexity.

5. How to Organise the Survey Step-by-Step

Here’s a straightforward process to follow:

Step 1 — Research and choose a qualified surveyor

Look for an experienced RICS-registered practice to ensure professional standards and impartial advice.

Step 2 — Contact the surveyor for a quote and availability

Provide details of the property, its age, and any concerns you may already have.

Step 3 — The surveyor arranges access

Once instructed, the surveyor will coordinate with the estate agent or seller to book the inspection.

Step 4 — Receive your survey report

The surveyor will send you a written report outlining their findings, including potential risks and recommended next steps.

Step 5 — Decide how to proceed

Your report could help you renegotiate the price, request repairs, or move forward with confidence.

6. Survey vs Mortgage Valuation: Key Differences

One of the biggest misunderstandings among buyers is assuming that a mortgage valuation is the same as a house survey. In reality, they serve completely different purposes:

Mortgage Valuation

Arranged by your lender
A brief inspection or desktop review
Confirms the property is worth the loan amount
NOT a detailed assessment of condition

House Survey

Arranged by you
Comprehensive assessment of condition and defects
Highlights risks and repair needs
Protects your investment

A valuation alone won’t reveal hidden issues, which is why a separate survey is so important.

7. What Happens After the Survey?

Once your survey report arrives, you’ll have a clear picture of the property’s condition. Depending on the findings, you might:

Renegotiate the purchase price
If repairs are significant, buyers often request a reduction to reflect the costs.
Ask the seller to fix issues before exchange
In some cases, sellers may agree to carry out essential work.
Proceed confidently
If the survey is reassuring, you can move forward knowing there are no major surprises.
Withdraw from the purchase
If serious issues are uncovered, you may decide the property isn’t right for you.

A professional survey empowers you to make informed decisions at a crucial stage of the buying journey.

Frequently Asked Questions

Do I have to get a survey when buying a house?

No, surveys aren’t a legal requirement, but they’re strongly recommended. Without one, you risk inheriting hidden problems that could be expensive to fix.

Can my solicitor arrange the survey for me?

Solicitors do not usually arrange surveys, though they may recommend trusted firms. It’s ultimately the buyer’s responsibility to instruct the surveyor.

Can I use the lender’s valuation instead of a survey?

No. A valuation is for the lender’s benefit and doesn’t assess the property’s condition. It won’t identify structural issues, damp, or other defects.

When is the best time to book a survey?

Immediately after your offer is accepted. This gives you time to react to the findings before legally committing to the purchase.

Who pays for the survey?

The buyer pays for the survey, as they are the ones benefiting from the independent report.

How long does a survey take?

Depending on the type, surveys can take anywhere from 1–4 hours on-site. The written report typically follows within several working days.

What if the survey finds problems?

You can renegotiate the price, request repairs, or walk away. A survey ensures you’re not blindsided by unexpected costs.

Why Choose Us?

RICS Certified

RICS regulates and promotes the property surveying profession. Within our team we have both RICS Registered Valuers and RICS Accredited Mediators this ensures our expertise sets us apart.

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The Chartered Institute of Building is the world’s largest and most influential professional body for construction management and leadership since 1834.

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Latest Resources

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