Yes. A survey matters as much for a leasehold flat as for a house, and in some ways more, because you share the cost of the building’s roof, walls and common parts with the other leaseholders. For most flats in purpose-built or modern blocks in reasonable condition, a RICS Level 2 survey is the right choice. For a flat in an older or converted building, or one in poor condition, a RICS Level 3 survey is usually better.
This guide explains what a surveyor can and cannot inspect in a flat, what your solicitor checks instead, and the questions to ask before you buy.
Why a flat needs a survey
When you buy a leasehold flat, you own the right to occupy the flat for the length of the lease, but the structure of the building is usually the landlord’s responsibility to repair. The cost of those repairs is normally recharged to leaseholders through the service charge. A roof replacement or major external works can mean a large bill, so the condition of the whole building matters, not just the flat itself.
A survey tells you about the condition of the flat and what can be seen of the building around it. Your solicitor’s checks tell you who is responsible for what, and what you may have to pay.
What does a surveyor inspect in a flat?
- The flat itself: walls, ceilings, floors, windows, doors, kitchen and bathroom, and signs of damp, condensation or movement.
- Visible services: the surveyor looks at what can be seen of the electrics, heating, plumbing and drainage, but does not test them.
- The common parts: the entrance, stairs, landings and other shared areas the surveyor can reach.
- The outside of the building: the roof, walls, gutters and windows, as far as they can be seen from the ground, the common parts and the flat.
- The roof space: only where there is safe access from within the flat, which usually means a top-floor flat.
The surveyor cannot inspect other flats, and cannot usually get onto the roof or into areas the landlord controls. Where the condition of the building raises questions, the report will say so, so you can ask the right questions before you exchange.
What your solicitor checks instead
Some of the most important things about a flat are in the lease and the management paperwork, not the building. Your solicitor will check:
- how many years are left on the lease
- the ground rent and how it can change
- the service charge, the reserve fund and any planned major works
- who is responsible for repairing which parts of the building
- the buildings insurance and who arranges it
- any restrictions, such as on letting, pets or alterations
If the lease has 80 years or less left, extending it costs more. Read how much a lease extension costs.
Which survey is right for a flat?
| Type of flat | Usual choice |
|---|---|
| Flat in a purpose-built or modern block, in reasonable condition | RICS Level 2 survey |
| Flat in a converted house or an older building | RICS Level 3 survey |
| Flat that has been altered, or shows signs of damp or movement | RICS Level 3 survey |
| Brand-new flat | Snagging survey |
Converted flats often share structural elements in less obvious ways, such as a shared roof void or floors that form another flat’s ceiling, which is why a more detailed survey is often worthwhile. Read Level 2 vs Level 3 survey: which do you need?
Questions to ask before you buy a flat
- What is the annual service charge, and what has it been in recent years?
- Is there a reserve fund, and how much is in it?
- Are any major works planned or under way, such as roof or window replacement?
- Who manages the building, and how are repairs reported?
- Has the building had any recent problems, such as leaks, damp or subsidence?
- If the building has external cladding, what information is available about it? Your lender may ask for this.
How much does a survey on a flat cost?
Our survey fees are set by the value of the property and the level of survey, not by whether it is a house or a flat.
A RICS Level 2 survey starts from £425, or from £575 with a market valuation added, for properties worth up to £300,000. All fees include VAT. See our house survey cost guide.
Leasehold flat survey: frequently asked questions
Can the surveyor inspect the roof of a flat?
The surveyor looks at the roof as far as it can be seen from the ground, the common parts and the flat, and inspects the roof space where there is safe access from within the flat. They cannot usually go onto the roof itself.
Does the survey check the lease?
No. The lease, service charges and planned works are checked by your solicitor. The survey reports on the physical condition of the flat and what can be seen of the building.
Who pays for repairs to the building?
It depends on the lease. In most blocks the landlord or management company arranges repairs to the structure and common parts, and the cost is shared between leaseholders through the service charge.
Do I need a survey on a new-build flat?
A snagging survey is the better fit for a new-build flat. It records defects and unfinished work for the developer to put right before or soon after you move in.
This guide is general information for buyers of leasehold flats in England and Wales. It is not legal advice; your solicitor will advise on the lease.
Book a survey on a flat
Get a fixed price for a RICS Level 2 or Level 3 survey online, or tell us about the flat and we will recommend the right survey.
