It’s usually the first question people ask, and the answer is more straightforward than most guides make it sound.
The cost of a building survey depends principally on which level of survey you need. There are three, they involve quite different amounts of work, and they’re priced accordingly. Once you know which level suits your property, the price follows.
So the more useful question — and the one this guide answers — is which level you actually need.
The three levels of building survey
Level 1 is the most concise. A visual inspection with a clear summary of the property’s condition, identifying anything obviously wrong and confirming what’s in reasonable order.
It suits a modern property, in apparently good condition, where you want confirmation rather than investigation. It’s the least expensive because it’s the least involved.
Level 2 is the middle option, and the one most buyers choose. A more detailed inspection of the accessible parts of the property, with condition ratings on the individual elements, advice on defects and repairs, and guidance on ongoing maintenance.
It suits a conventional property in reasonable condition where you want a proper assessment rather than a quick look.
Level 3 is the most comprehensive. A thorough inspection of the structure and fabric, examining not just what is wrong but why, what caused it, how serious it is, and what should be done about it.
It suits older properties, unusual ones, anything significantly altered or extended, and any building where something has already given you pause. It costs more because it takes considerably longer — often most of a day on site, and longer again to write up properly.
Which level do you need?
In practice, the choice is usually decided by the property rather than by preference. These are the factors that push a property up the scale.
Age and construction. This matters more than anything else in the Cotswolds and across Gloucestershire, because so much of the housing stock here is old. Traditional construction behaves differently from modern construction — solid walls, lime mortar, stone, timber frames and older roof structures all have to be assessed on their own terms rather than measured against modern standards. Period properties generally warrant Level 3.
Listed status. Grade II, Grade II* and Grade I buildings carry restrictions affecting what can and cannot be done. A survey that ignores the listing is of limited use to anyone planning work, and these properties need the fuller level of inspection.
Alterations and extensions. A building that’s been extended several times in different ways over the years has more scope for problems at the junctions than one that hasn’t.
Anything you’ve already noticed. Cracking, damp staining, a roof that looks tired, doors that don’t close properly. If something has caught your eye on a viewing, that’s usually a reason to go up a level rather than down.
What you plan to do next. If you intend to alter or extend the property, a fuller survey tells you what you’re working with before you start designing.
Size. Larger properties take longer to inspect and to report on, whichever level you choose.
If you’re unsure which applies, tell us about the property and we’ll advise honestly. We’d rather recommend the level you need than the most expensive one, and we’ll say so if a Level 2 will do the job.
Surveys that sit alongside the main report
Sometimes a specific concern is better addressed by a focused piece of work, either instead of or alongside a general survey.
A structural survey where movement is suspected and you need to know whether it’s historic and settled or ongoing.
A damp survey where staining, smell or decoration suggests a problem, to establish what kind of damp it is and where it’s coming from.
A drone survey where a roof, chimney or high elevation can’t be safely reached from ground level or ladder, which is common on older and taller properties in this area.
Each is a separate piece of work with its own cost. A good surveyor will tell you honestly whether one is genuinely needed, rather than recommending it as a matter of course.
What affects the report you get, whatever the level
Access. A property that can be fully inspected produces a better report than one that cannot. Blocked loft hatches, boarded floors, locked outbuildings and heavily furnished rooms all limit what can be seen, and anything that can’t be inspected has to be recorded as such. Arranging proper access before the visit costs nothing and gets you a more useful survey.
Who it’s written for. A report produced for a lender serves the lender’s purposes, not yours. The two are not interchangeable, and it’s worth being clear which you’re getting.
What happens afterwards. A written report is a starting point. The conversation about what it actually means for your purchase is often the more valuable part, and it should be included rather than billed separately.
Comparing quotes
If you’re weighing up more than one firm, a few things are worth checking, because the cheapest quote isn’t always the cheapest outcome.
Compare like with like. A Level 2 will always cost less than a Level 3. If one quote is markedly lower than another, this is usually why — check you’re comparing the same level of work.
Ask about experience with this type of property. Traditional construction and listed buildings need someone who has worked on them before. Local knowledge is worth having in an area like this one.
Check the price is fixed. You should know what you’re paying before the visit, not after it.
Ask what happens if something is found. If the survey identifies a problem needing further investigation, find out how that’s handled and what it would involve.
Ask whether you can speak to the surveyor afterwards. Some firms include it. Some charge for it. Some are simply hard to reach once the report has been sent.
Keeping the cost in proportion
A survey is the one opportunity to find out what you’re actually buying before you’re committed to it.
A report that identifies a failing roof, an ongoing damp problem or historic movement gives you three options you wouldn’t otherwise have: renegotiate the price, require the work to be done before completion, or walk away.
Set against the cost of a property in this part of the country, the survey fee is small. Set against the cost of discovering the problem eighteen months after moving in, it’s negligible.
The most expensive survey is the one that missed something.
Finding out what your survey will cost
Tell us the address, the type of property and anything you’ve already noticed, and we’ll advise which level of survey is right for it and confirm the cost before you commit to anything.
