What Happens If a House Survey Finds Problems?

We understand a survey can be unsettling, especially when the report uses condition ratings, warnings or recommendations for further investigation. However, it’s a surveyor’s job to draw attention to potential problems. Even an extremely long report doesn’t necessarily mean the property is unsuitable to buy.

Some issues may just require some routine maintenance whilst others may require a specialist inspection, quotation or discussion about the agreed price. The important thing here is to establish what the report actually says before the buyer or seller makes a rushed decision.

No. They serve different purposes entirely.

For instance, a mortgage valuation is commissioned for the lender. It helps them decide whether the property provides suitable security for the loan, and it isn’t a detailed report on the condition of the home and shouldn’t be treated as a substitute for a buyer’s survey.

A house survey is commissioned for the buyer and considers the property’s overall condition. The level of detail depends on the type of survey selected.

● Level 1 provides a basic overview of condition and identifies significant visible issues.

● Level 2 is more detailed and is commonly suited to conventional properties in reasonable condition.

● Level 3 provides a more comprehensive assessment and may be appropriate for older, altered, unusual or visibly deteriorated properties.

A survey is generally non-invasive. The surveyor can’t see through walls, lift every floor covering or guarantee that no concealed defect exists. If they identify warning signs, they may recommend further investigation by a structural engineer, roofer, electrician, damp specialist or another appropriately qualified professional. RICS explains the scope of its home surveys in its consumer guidance.

We do also suggest speaking to the property owners regarding any potential issues they’re aware of, or any areas that had previously been repaired, such as a faulty or leaky roof, rising damp or even slope stability problems.

The issues raised will depend on the age, construction, condition and location of the property. Common findings surveyors will find upon the inspection include:

The issues raised will depend on the age, construction, condition and location of the property. Common findings surveyors will find upon the inspection include:

● Damp, condensation or signs of water penetration

● Roof damage or coverings nearing the end of their usable life

● Cracks or signs of structural movement

● Defective pointing, brickwork or render

● Timber decay or suspected wood-boring insects

● Old electrical installations

● Heating or plumbing concerns

● Damaged gutters and drainage

● Poor insulation or ventilation

● Alterations that require further documentation

● Asbestos-containing materials

● Boundary, access or shared-maintenance concerns

● Windows, doors or external joinery needing repair

● Subsidence or ground-related concerns

Not every item carries the same weight though. A survey may mention minor defects because the buyer should know about them, not because they make the property unsafe, so don’t be alarmed if the report shows 50 minor defects which do not impact the stability of the property and are easily fixable.

Pay particular attention to issues the surveyor describes as urgent, serious, requiring further investigation or likely to affect value, safety, insurance or mortgageability.

Firstly, read the complete report rather than reacting to the number of warnings. Survey formats often use prominent ratings to make sure buyers don’t overlook maintenance or safety issues.

If the report contains something you don’t understand, speak to the surveyor. That’s what they’re there for. You could ask them things like:

● How serious is the problem?

● Is it active or historic?

● Does it require immediate repair, or if not, when would it need a repair?

● Could it affect the structure, safety or value?

● Is further investigation needed before exchange?

● What type of specialist should inspect it?

● Is the estimated cost a broad allowance or based on detailed evidence?

The surveyor may be able to explain the significance of a finding, but a separate contractor or specialist might be needed to establish the cause, recommended repair and likely cost. As well as this the surveyor may provide a higher cost related to fixing a specific problem, when in reality this isn't the case, and the repair may result in a much lower cost, so again, don’t let the surveyor's estimated “cost” put you off until you’ve spoken to contractors.

A sensible next step is to separate the findings into three groups:

1. Ordinary maintenance you expected when viewing the property

2. Work that may be needed in the next few years

3. Serious or unexpected problems requiring investigation before proceeding

This makes it easier to decide whether the survey changes your view of the purchase.

If an issue could materially affect your decision or the property’s value, obtain evidence before asking the seller to change the terms.

A surveyor’s report might indicate that a roof needs attention, for example, but it won’t necessarily provide a fixed quotation. A roofer may find that a local repair is sufficient rather than complete replacement. The opposite can also happen though; further inspection may reveal more work and costs than initially expected.

Depending on the problem, you may need advice from:

● A structural engineer

● A qualified electrician

● A Gas Safe registered engineer

● A roofer

● A drainage specialist

● A damp or timber specialist

● A builder experienced with the property’s construction

● An asbestos surveyor

● Your conveyancer

● Your mortgage lender or broker

Check that the person providing advice has appropriate qualifications, insurance and experience and avoid relying solely on a quotation from someone whose main interest is selling a particular treatment. 

The buyer and seller should also agree access arrangements through the estate agent before contractors attend.

If you’re a property buyer then absolutely you’re well in your right to ask to renegotiate, especially if the survey reveals a significant problem that wasn’t apparent when the original offer was made.

That doesn’t mean the seller has to agree though, and if this is the case the buyer may decide to:

● Continue at the agreed price

● Ask the seller to complete a particular repair - we’d highly recommend this suggestion!

● Request a price reduction - again, another good option.

● Seek a contribution towards the expected cost

● Obtain further reports before making a decision

● Withdraw from the purchase

For most residential transactions in England, an accepted offer isn’t legally binding until contracts are exchanged. That means the buyer can revise or withdraw an offer before exchange, while the seller can reject a revised offer or decide not to continue also.

Any renegotiation should be based on evidence rather than an attempt to reduce the price for every minor item listed in the survey. For example, you may require a reduction due to a leaky roof, but minor repairs such as paint touch ups, broken door handles, stained carpets are just cosmetic and cheap to address. Asking for reduction on every issue listed can stress the seller out, putting them into a difficult situation financially, so asking for a reduction on just one or two larger problems can be easier for the seller to handle.

A sensible request might take into account:

● Whether the problem was already reflected in the asking price

● Whether it was visible during viewings

● How serious and urgent the defect is

● The evidence provided by the surveyor or specialist

● The realistic cost of the work

● The remaining life of the affected component

● Conditions in the local property market

● Whether the lender has changed its valuation or mortgage conditions

A 20-year-old boiler or worn decoration is different from unexpected structural movement or a roof requiring immediate replacement.

There’s no automatic rule requiring the seller to repair every problem identified in the buyer’s survey.

The seller owns the property until completion and can choose whether to arrange work, negotiate the price or continue with the original agreement, and importantly the buyer must decide whether they’re comfortable proceeding on those terms.

In many cases, a price adjustment is simpler than asking the seller to complete work. The buyer can then select the contractor and oversee the repair after the completion.

However, reducing the purchase price by the estimated cost doesn’t necessarily give the buyer that amount in cash. If the price falls by £5,000, the buyer’s mortgage and deposit calculations may also change. As a buyer you should discuss the practical effect with your mortgage adviser, lender and conveyancer.

And, if the seller agrees to complete work before exchange or completion, the details should be handled formally through the conveyancers. Buyers shouldn’t rely on an informal promise.

A survey finding and a lender’s valuation are separate, but a serious defect can affect both.

A lender may:

● Continue with the mortgage offer unchanged

● Ask for a specialist report

● Require repairs before releasing funds

● Retain part of the mortgage until work is completed

● Reduce its valuation of the property

● Decline to lend on the property

The buyer should tell their mortgage adviser or lender about any material issue where required. The surveyor and conveyancer can then help identify information that needs to be shared, but ultimately it’s the lender that makes their own decision.

A seller facing a lender-related concern should find out whether the issue is specific to that buyer or likely to affect other mortgaged purchasers. If the latter, obtaining a specialist report or addressing the defect could help prevent the same issue arising again.

The estate agent can’t diagnose defects for you or even interpret legal obligations or replace advice from a surveyor, engineer, conveyancer or lender. They can, however, keep communication moving.

A good estate and property sales agent can:

● Pass relevant questions and evidence between the buyer and seller

● Arrange access for contractors or specialists

● Help distinguish an information request from a formal revised offer

● Keep both conveyancers informed

● Establish whether further reports are expected

● Record any revised offer accurately

● Explain delays to other parties in the chain

● Help prevent assumptions and incomplete messages from derailing the sale

Survey negotiations become harder when buyers and sellers receive fragments of information through several different people, therefore clear evidence and a single, agreed position usually make the conversation more productive.

What we tell our clients is to not assume the buyer is trying to create an excuse to reduce the price. You may get some buyers attempting to see if they can get a reduction for the sake of it, but interested buyers are asking for a different reason. If this is the case then as a property seller you should ask to see the relevant section of the report or supporting quotation, particularly if the request is substantial.

Consider the following:

● Whether you already knew about the problem

● Whether it was disclosed or visible

● Whether the asking price reflected the property’s condition

● Whether the suggested repair is reasonable

● Whether another buyer is likely to raise the same concern, therefore delaying the sale of the property entirely

● How renegotiation compares with returning the property to the market

● Whether the proposed reduction reflects the actual cost

● Whether you’d rather complete the repair yourself

You don’t necessarily need to accept the buyer’s first request. You might even agree to part of the reduction, obtain your own quotation or explain why the issue was already reflected in the agreed price.

If you become aware of significant new information about the property, discuss your disclosure obligations with your estate agent and conveyancer before remarketing or answering enquiries from another buyer.

A difficult survey doesn’t automatically mean you should abandon the purchase. Many defects can be repaired quickly, and older properties will rarely receive a completely clean report.

Walking away may become a reasonable option where:

● The likely cost is beyond your available budget

● Further investigation can’t establish the scale of the problem

● The property can’t be insured or mortgaged on acceptable terms

● The seller won’t allow appropriate inspections

● The defect changes how you feel about the property

● Repairs would make the home unsuitable for your plans

● You’re being pressured to exchange before obtaining proper advice

The decision alone is a personal one. One buyer may be comfortable managing substantial renovation work, while another needs a home that’s ready to occupy.

Don’t proceed simply because you’ve already spent money on the survey, mortgage application or legal work. Whilst those costs are frustrating, they’re usually smaller than buying a property with a problem you can’t afford or manage.

Once the purchase has completed, the buyer will generally be responsible for the property and its repairs. However, the position may be different if important information was misrepresented, contractual replies were inaccurate or a professional failed to exercise reasonable care.

If you believe a seller, surveyor, conveyancer or another professional failed in their obligations, seek independent legal or professional advice promptly. 

Keep copies of:

● The property listing

● Seller information forms

● Survey reports

● Specialist reports

● Quotations

● Correspondence (texts, messages, emails, etc)

● Photographs

● Guarantees and certificates

● Documents supplied during conveyancing

These may be important if you need to establish what was known, disclosed or inspected.

A: Yes. A buyer may withdraw after discovering a serious defect, or the parties may be unable to agree revised terms. However, many transactions continue after further investigation, a price negotiation or an agreement about repairs.

A: here’s no standard reduction. Base any revised offer on the severity of the unexpected problem, reliable repair evidence and whether the issue was already reflected in the agreed price. Don’t simply deduct the total of every maintenance item mentioned.

A: The buyer usually pays for the survey and any additional inspections they commission. However, the parties may agree another arrangement. Establish who is instructing the specialist, who will receive the report and who will pay before the inspection takes place.

A: Yes. The seller can reject a revised offer, propose a compromise or continue looking for another buyer. Until exchange, the buyer can also decide whether to proceed or withdraw.

A: It depends on the issue. Addressing obvious defects may improve presentation and prevent later negotiations, but some work won’t return its full cost. Start with an accurate property valuation and ask what’s likely to matter to buyers in your local market.

A: No. Surveys have defined scopes and limitations, and parts of the property may be concealed or inaccessible. Read the terms of engagement and ask the surveyor what was and wasn’t inspected.

A: A survey problem doesn’t have to end the transaction. What matters is understanding the finding, obtaining the right evidence and keeping communication moving while both parties decide what’s reasonable.

If you’re searching for your next home, browse properties for sale or read more about buying with Beercocks.

If you’re selling and want advice about preparing, pricing and marketing your property, book a free valuation or contact your local Beercocks branch.