Though people may use the terms “valuation” and “survey” interchangeably, they’re actually two different things that serve different purposes.

A valuation is for your mortgage lender. A property survey is for you.

When you buy a home, you buy it “as seen” – meaning that once you own the home, all of the home’s issues become your responsibility to manage.

This is why we recommend that just about everyone get a property survey before the exchange of contracts.

A valuation is instructed by us as a lender for mortgage purposes. The valuation can be carried out digitally or in person, and helps us decide if and how much we can lend.

We instruct a valuation when a mortgage application is submitted to us. The valuation might point out areas of concern in the property, but it won’t provide any specific information on repairs or severity.

Depending on your lender, you may or may not ever see the valuation report, so you can't rely on valuations to tell you if something is wrong with the property.

A property survey is for your information.

You instruct and pay for your survey yourself. A surveyor will go to the property in person and, depending on the type of survey you opt for, take photos, videos, and detailed notes on the condition of the property.

They'll use everything they document to write up a detailed report for you.

Surveyors can make recommendations for maintenance and even point out areas that could become a problem in the future, like the early signs of damp or subsidence.

Below, we map out the types of surveys as provided by Legal & General Surveying Services. If you choose to work with a different surveyor, they may offer slightly different services.

These provide an overview of the property’s condition but do not go into great detail.

The report focuses on the condition of the property and includes:

It does not provide either a valuation or insurance reinstatement figure, which is the cost to rebuild your home.

Formerly called a HomeBuyers Report, a RICS Home Survey Level 2 is the most common type of survey for buyers.

Before your Level 2 survey, the surveyor will carry out extensive research into the property and properties nearby. This makes sure they’re well prepared for what they might find on the day.

They’ll include everything they find in a bespoke report prepared for you.

The report will provide all of the information included in the Home Condition Report as well as the following:

For a more comprehensive report, a RICS Home Survey Level 3 offers an extensive breakdown of a property’s condition.

The surveyor will do extensive preliminary research, inspect all parts of the property that are easily accessible or visible to assess the structure and condition.

This is the most in-depth and detailed building survey suitable for larger, older, run-down, unusual or altered properties.

Everyone can benefit from a property survey – but we especially recommend one if:

A survey means you’ll have a clearer picture of the property’s condition, which will arm you with the information you need to plan for any necessary works, renegotiate the purchase price or ask the seller to make repairs, or ultimately, to walk away from the property if necessary.

If you’re buying a new build and there are sufficient warranties in place, you may decide you don’t need a survey – but it can still be helpful to have an expert’s insights beyond your snagging list.

You can book your property survey before or after you have your mortgage offer, it’s up to you.

Some people will want to have clarity on a property’s condition before they apply for a mortgage.

Others will want the assurance that they can get a mortgage before they invest in a survey. It’s entirely up to you.

In either case, you'll be able to use the report to ask questions during the conveyancing process, request that the seller undertake repairs or other works before completion, renegotiate the purchase price, or walk away from the property if it's unsuitable for you.

It's important that you choose a qualified surveyor with experience inspecting properties like yours.

We partner with Legal & General Surveying Services for our mortgage valuations and they also offer property surveys.

We don't make any commission if you do choose to work with them, and we can't guarantee any one outcome, but it could be a good place to start. You should do your own research before you decide.

Things to consider when selecting your surveyor:

If you need any guidance selecting a surveyor or choosing a survey, your conveyancer or broker will be able to help point you in the right direction.