A home survey considers the property as a connected building rather than a list of isolated rooms. The surveyor observes the external envelope, internal elements, services, grounds and available evidence of how moisture, movement and maintenance affect the whole.
The exact extent depends on Level 2 or Level 3, the agreed terms and conditions at the property. Inspection is visual and non-destructive. The surveyor must work safely and cannot report as though a locked, concealed or obstructed area has been fully examined.
Outside the building
The surveyor considers visible roofs, chimneys, rainwater goods, walls, windows, doors and external joinery, together with their materials and apparent condition. Observations are normally made from ground level and other safely accessible positions using appropriate equipment within the service scope.
Boundaries, paths, retaining walls, garages and permanent outbuildings may also be considered where relevant. Dense vegetation, neighbouring land, height and weather can restrict views. A general home survey is not a measured boundary survey or invasive roof investigation.
Inside and within the structure
Rooms are examined for visible evidence affecting walls, ceilings, floors, windows, doors, fireplaces and fitted components. Where safe access exists, the roof space is considered in accordance with the service level. The surveyor relates internal symptoms to external construction rather than diagnosing from one mark alone.
Fitted floor coverings, fixed finishes and heavy possessions are not routinely moved. Subfloors, wall cavities and concealed structural members therefore cannot usually be seen. The report should explain material limitations and recommend further work where the available evidence is insufficient.
Services, site and risks
The presence and visible condition of electricity, gas, heating, water and drainage services may be described, but a home survey is not a specialist safety test. Appropriate contractors may be recommended where age, condition, missing records or visible evidence warrants testing.
The surveyor also considers risks to people and property, apparent environmental matters and issues for legal advisers. Searches, title interpretation and checking approvals remain the conveyancer’s work.
- External envelope and weather protection.
- Internal finishes and visible structural evidence.
- Accessible roof space, grounds and permanent outbuildings.
- Visible services and safety concerns.
- Matters requiring legal or specialist follow-up.
Making access useful
The owner or agent can help by making keys available, clearing reasonable access to the loft hatch and avoiding rooms being locked. The surveyor still decides what is safe and does not move possessions where doing so risks injury or damage.
Tell the surveyor about concerns before the visit so they can consider them within scope. Afterward, read the findings together with the stated limitations; an element with restricted access should never be assumed to have received the same inspection as an open one.
Advice for your property
Get the right professional inspection
Online guidance is useful, but it cannot account for the construction, condition and history of an individual property. Tell us what you are buying or need valued and we will explain the appropriate service.
Authoritative sources and further reading
The guide is general information, not property-specific, structural, legal, tax or financial advice. Source pages can change; consult the relevant professional for your circumstances.