A residential property survey gives you an independent view of a home’s condition before you commit to buying it. Sterlingworth Surveyors provides RICS Level 2 and Level 3 home surveys, plus snagging list surveys for new-build and recently refurbished property, with clear reports and a surveyor you can talk them through with.
We are a RICS-regulated firm (Firm Registration Number 850747) based in Chessington. Whether you need a house survey on a period terrace or a snag list on a brand-new flat, this page helps you choose the right one, and our residential building surveyors will confirm it before you instruct us.
It depends on the age, construction and condition of the property, and on what you plan to do with it. For a conventional home in reasonable condition, choose a RICS Level 2 Home Survey. For an older, listed, altered or unusual property, or if you plan major work, choose a RICS Level 3 Building Survey. For a new-build or newly refurbished home, choose a Snagging List Survey.
A visual inspection of accessible areas, including roof spaces; traffic-light condition ratings; advice on what needs attention and how urgently. Repair costs are not included
A more thorough inspection; how the building is put together, the likely cause of each defect and what repair involves; estimated repair costs where agreed
An itemised list of defects, unfinished work and poor workmanship, with photographs, for the developer or contractor to put right
Run through these five questions about the property:
If none of these apply, a Level 2 is usually enough. If you are unsure, tell us about the property and we will recommend the right survey rather than the larger one.
A Level 2 home survey suits most conventional houses and flats in reasonable condition. It is a visual, non-invasive inspection of everything safe and reasonably accessible, including roof spaces, carried out in line with the current RICS Home Survey Standard. Each part of the property is given a traffic-light condition rating, so you can see what needs attention, what can wait and what to investigate before you exchange. It does not include the cost of repairs.
A Level 3 building survey is our most detailed home survey, for older, listed, altered or unusual properties, or where you are planning major work. The inspection is still non-invasive, but more thorough. The report explains how the building is put together, the likely cause of each defect, what repair involves and what to investigate further. Where agreed, it can include estimated repair costs.
A snagging survey is an independent inspection of a new-build or recently refurbished home. It records defects, unfinished work and poor workmanship in an itemised snag list with photographs, which you can send to the developer or contractor. We can also reinspect to check that the snags have been put right. It is not a condition survey, so it does not take the place of a Level 2 or Level 3 on an existing home.
No. A mortgage valuation is carried out for your lender, to confirm the property is suitable security for the loan. It is not a survey and does not look at the condition of the building in any detail. A RICS home survey is instructed by you and written for you: it tells you what is wrong with the property and what to do about it before you commit.
Read more on the difference between a mortgage valuation and a RICS survey. Or read survey or valuation: which do you need?
A RICS Level 2 survey starts from £425 for properties worth up to £300,000, and a RICS Level 3 survey from £650 for properties worth up to £500,000. All fees include VAT. See our house survey cost guide.
The fee depends on the property and the service you need. The main factors are:
Tell us about the property and we will confirm a fixed fee before you instruct us.
We also prepare concise survey summary reports for solicitors and conveyancers. They draw out what matters for the transaction: serious defects, occupant safety concerns and matters needing further checks, such as past alterations, planning permissions or warranties.
If you are planning work to a shared wall, new building on a boundary or excavation near a neighbour’s foundations, or a neighbour has served notice on you, the Party Wall etc. Act 1996 may apply. Our party wall surveyors act for building owners and adjoining owners.
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The difference is depth. A Level 2 reports the visible condition of the property, including accessible roof spaces, with traffic-light ratings, but does not include repair costs. A Level 3 goes further: it explains how the building is put together, why defects have happened and what repair involves, and can include estimated repair costs where agreed.
Our Level 2 vs Level 3 guide explains the choice in more detail.
As soon as your offer is accepted, and before you exchange contracts. That leaves room to act on the findings, whether that means further investigation, renegotiating or walking away. Arranging access with the agent is usually what sets the inspection date, so booking early helps. For a new-build, book a snagging survey before completion if the developer allows access.
A Level 2 or Level 3 survey is not usually the right product for a brand-new home. A snagging survey is, because it lists defects and unfinished work for the developer to put right. Book it before completion if you can, or as soon as possible after handover, and well before the builder’s defects period under your warranty ends.
Our Level 2 and Level 3 surveys are carried out in line with the current RICS Home Survey Standard, and Sterlingworth is a RICS-regulated firm (Firm Registration Number 850747). A snagging survey is a separate, independent inspection rather than one of the RICS survey levels.
Yes. Level 2 and Level 3 reports include photographs of the defects and areas of concern, and every snag list is supported by photographs, so you can see exactly what the report is describing.
Tell us about the property: its age, how it is built, its condition, any alterations and what you plan to do with it. We will recommend the survey that fits and confirm a fixed fee before you instruct us. We will not recommend a Level 3 if a Level 2 will do.
Tell us about the property and what you plan to do with it. We will recommend the right survey and confirm a fixed fee before you instruct us.
