Insights
Who organises a survey when buying a house?
by Oakheart
Below, we’ll explain who books it, when to book it, what type you might need, and what happens if the survey finds problems.
If you’re still looking for the right place to put down roots in Essex or Suffolk, start with Our Property Search or tell us what you need through My Requirements.
Who organises a survey when buying a house?
In most cases, the buyer organises the survey.
That means you (or your broker, or solicitor, if they’re helping) will:
- Choose the survey type
- Pick a surveyor
- Book a date
- Pay for the survey
- Receive the report
The seller usually just needs to allow access to the property, often via the estate agent.
If you want a clear overview of the different survey options, Oakheart’s guide to house surveys and the different types is a great starting point.
Does the mortgage lender organise the survey?
Sometimes, but not in the way most people mean.
If you are getting a mortgage, the lender will usually arrange a mortgage valuation. This is mainly for the lender, to check the property is worth the amount they are lending. It is not a detailed check of the property’s condition.
A home survey (HomeBuyer Report or Building Survey) is separate, and it is normally organised and paid for by the buyer.
Oakheart’s buying process guide also highlights this difference in a simple way in the step-by-step guide to buying a property.
What is the difference between a mortgage valuation and a home survey?
A simple way to think about it:
- Mortgage valuation: protects the lender
- Home survey: protects you
A mortgage valuation might not spot issues like damp, roof problems, or poor workmanship. A proper survey is designed to look for defects and highlight risks so you can make an informed decision.
When should you book a survey when buying a house?
Usually, book your survey soon after your offer is accepted.
Booking early helps because:
- surveyors can be busy
- access dates need arranging
- if issues come up, you have time to get quotes or specialist checks before exchange
It’s also easier to negotiate or plan next steps when you know what you’re dealing with.
What type of survey should you get when buying a house?
The right survey depends on the property and your risk level.
Common options include:
- Condition Report: basic overview, often best for newer homes in good condition
- HomeBuyer Report: a mid-level survey that suits many typical properties
- Building Survey (full survey): more detailed, often best for older homes, unusual builds, or properties that need work
For a clear breakdown, Oakheart’s guide to house surveys and the different types explains what each one covers.
How do you choose a surveyor?
A few simple tips:
- Choose a surveyor with experience in the type of property you’re buying (period homes, flats, timber frame, listed, etc.)
- Look for professional credentials, such as RICS (common in the UK)
- Ask what’s included in the report and how quickly you’ll receive it
- Check whether they will speak to you after the survey to explain the findings
How much does a house survey cost?
Survey costs vary depending on:
- The type of survey you choose
- The size and value of the property
- The location
- How complex the building is
A higher-level survey costs more, but it can be worth it if it helps you avoid expensive surprises.
If you’re budgeting your overall move, Our guide on searches, surveys and other costs to consider when buying a house is helpful.
What happens after the survey is done?
After the inspection, the surveyor sends you a report. You then have a few options:
- Carry on as planned if everything looks fine
- Ask questions if anything is unclear (surveyors expect this)
- Get quotes for any repairs
- Renegotiate if the issues are serious or costly
- Walk away if the risks feel too high
Your solicitor will still be doing the legal checks at the same time. If you want a simple explanation of that side of things, Oakheart’s guide to the conveyancing process explains it clearly.
Can you renegotiate the price after a survey?
Yes, sometimes.
If the survey uncovers major issues that you could not reasonably see during viewings, buyers often:
- Ask for a price reduction
- Ask the seller to fix specific issues before exchange
- Agree a middle ground (for example, a smaller reduction)
A good approach is to use evidence, such as the survey report and repair quotes, and keep the conversation practical.
Do you need a survey if you’re a cash buyer?
It’s still a good idea.
Cash buyers can move without a lender, but that also means you do not have the lender’s valuation as a safety net. A survey is your chance to understand the true condition of the property before you commit.
Do you need a survey on a new build?
Many buyers still choose a survey, even on newer homes.
New builds can still have issues, such as snagging, poor finishes, or workmanship problems. A survey can give reassurance, or highlight what needs sorting before you move in.
How can Oakheart help you through the survey stage?
At Oakheart, we keep the process clear and moving, so you feel confident at every step.
If you’re buying, we can:
- Help you find the right property quickly through Property Search
- Match you to homes that fit your wish list via My Requirements
- Support you with mortgage advice through Financial Services
- Point you to helpful guides and tools, like the Mortgage Calculator and Stamp Duty Calculator
- Connect you with your local team via Branches or through the Contact page
