Getting a survey

Before you buy your new home, you'll want to know exactly what you're getting. Surveys are carried out to confirm the condition of a property and identify any problems such as subsidence, damp and rot. The state of the property will affect its value so obviously you'll want any costly repairs to be reflected in the price you pay. A survey may seem a hefty outlay but it will save you money in the long run. Don't be mistaken into thinking that mortgage lender surveys are enough either. These are purely valuation surveys to establish whether the property is worth the amount being loaned. This covers the lender in case you fail to keep up repayments and the lender has to repossess and sell your home to recover its losses.

Home Information Packs (HIPs) including Energy Performance Certificates have been implemented on a phased basis from 1st August, 2007. Some of the information that is reported in a homebuyer survey, such as the condition of the property, may be covered in the pack if the seller includes a voluntary Home Condition Report. Even if the seller chooses to have a Home Condition Report done, it's still advisable to commission your own independent survey, however new your property.

• Find out more about Home Information Packs and what they include

There are two types of survey:-

1. Homebuyer survey

   This type of survey is more than adequate for any modern property dating from new-build back to the 1930s. It covers the general condition of the property in terms of the structure and build quality; walls, floors and ceilings; the roof, chimney, tiles and flashing; and other general aspects.

   It's useful to accompany the surveyor if you can so that you can ask questions along the way and understand identified issues. If you've spotted aspects yourself that you're not sure about, point them out to the surveyor. If the surveyor identifies structural problems, you are advised to have a full buildings survey carried out so they can conduct a more detailed investigation. Remember, Homebuyer surveys contain extensive exclusion clauses, and are not full investigations.

2. Building survey

   This is the 'all singing, all dancing' survey that's carried out by an appropriately qualified person such as a building surveyor or an architect. A full buildings survey is based on a very detailed and technical examination of the property and provides a comprehensive report on its condition. This is the best option for older properties, listed buildings, buildings over 200sq m, those arranged over a number of floors and properties that are not typically constructed.

   The surveyor will comment on the whole property, paying particular attention to areas you're expressly concerned about and provide a list of any repairs and renovations considered necessary. Don't be too put off by all the comments, concentrate on the more serious faults identified and follow up with specialist inspections if recommended. A roofer, for example, will be able to give you a better idea of the cost of replacing loose and damaged tiles. In fact it's worth getting a number of quotes for any work that needs to be done as this helps in negotiating the price down or establishing who's going to pay– you or the seller.

The cost of a full buildings survey will be set by the appointed surveyor and will depend on the purchase price, age, type and size of property, but as an indication it will be £500 upwards. Look for a surveyor who's a member of the Association of Building Engineers (ABE) as these bodies ensure standards are maintained within the profession.