Property Surveys in London & the South East
Impartial advice on residential and commercial surveys across London and the South East.
Harding Chartered Surveyors provide clear, impartial advice on residential and commercial surveys across London and the South East. Whether you are buying a period property, assessing a modern home, investigating a specific defect, or seeking professional guidance before committing to a purchase, our Chartered Surveyors can help you understand the condition of the building, identify potential risks, and make informed decisions with confidence.
This hub brings together everything you need in one place: the different types of property survey available, including RICS Level 2 Home Surveys, Level 3 Building Surveys, Specific Defect Reports, Structural Surveys and Snagging Surveys; what each report includes; when a more detailed inspection is recommended; typical costs and timescales; common issues found during surveys; and practical advice for buyers, homeowners, landlords and property professionals. You’ll also find concise FAQs and links to in-depth guides covering damp, cracking, subsidence, roof defects, movement, listed buildings, period properties and survey report terminology. If you need tailored advice or an urgent inspection, contact our survey team for prompt, professional support.
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Which Survey do I need?
I am buying a property
You may need an RICS Home Survey
RICS Home Surveys
For buyers who want a clear overview of the property’s condition before committing to purchase.
Compare Home Surveys
I am worried about cracks
You may need a Specific Defect Report
Specific Defect Report
For cracks, damp, movement or a single issue that needs expert inspection and clear advice.
Learn More
I am buying a new-build property
You may need a Snagging Survey
Snagging List
For new-build homes, identifying defects, unfinished works and poor workmanship before or after completion.
Learn More
I am buying commercial premises
You may need a Commercial Survey
Commercial Survey
For commercial premises, highlighting defects, repair risks and potential liabilities before purchase or lease.
Learn More
I am concerned about the roof
You may need to get a Roof Survey
Roof Survey
For leaks, slipped tiles, chimney issues, guttering defects or concerns about roof condition.
Learn MoreTypes of Home Surveys We Provide
Every property and every purchase is different, which is why the RICS offers a tiered system of Home Surveys alongside more specialist inspections. Below is a summary of each survey we provide, who it suits, and where to find the full guide.
RICS Level 2 Home Survey (Homebuyers Survey)
The RICS Level 2 Home Survey — still widely known as a HomeBuyer Report or Homebuyers Survey — is most suitable for conventional houses, flats and bungalows built from common materials, in reasonable condition and simple in form and layout. It is a visual inspection that uses RICS condition ratings to highlight significant defects, risks, repairs or maintenance, and matters for your legal adviser.
It provides more condition detail than a mortgage valuation but is less extensive than a Level 3 Home Survey. The right level depends on the property's age, size, condition, complexity and originality, so ask your surveyor if the building is older, altered or unusual.
RICS Level 3 Home Survey (Building Survey)
The RICS Level 3 Home Survey — often described as a Building Survey — is the most comprehensive RICS home survey level. It is generally suited to large, older or run-down properties, unusual or substantially altered buildings, and purchases where major works are planned.
The survey provides an extensive, in-depth visual assessment of the property's construction and condition. It describes visible defects and potential problems caused by hidden defects, explains repair options and likely priorities, and sets out the consequences of not carrying out repairs. It is not automatically an intrusive structural investigation: any opening-up, testing or specialist work must be agreed separately.
RICS Home Survey - Level 2 or Level 3? A Quick Comparison
The most common decision buyers face is between the RICS Level 2 Home Survey and the Level 3 Building Survey. As a rule of thumb:
| Level 2 Home Survey | Level 3 Home Survey | |
|---|---|---|
| Best for | Conventional houses and flats in reasonable condition | Period, listed, altered, extended or visibly defective properties |
| Depth of inspection | All visible and accessible areas | Detailed inspection of structure and fabric |
| Defects | Identifies and rates defects | Explains cause, repair options and consequences |
| Repair advice | General guidance | Detailed recommendations |
| Renovation plans | Limited commentary | Suitable where works are planned |
| Report format | Traffic-light condition ratings | Full narrative report |
If you're still unsure which is right for your property, our comparison guide walks through the differences in detail with real examples.
Other Surveys We Provide
Structural Inspection
If you have specific concerns about the structural integrity of a building — cracking, bowing walls, sloping floors, signs of movement or settlement — a structural survey provides a focused, expert assessment of the structure itself. Our surveyors work closely with our in-house structural engineer where intrusive investigation or engineering calculations are required.
→ Read our full guide to Structural Inspection
Specific Defect Report
Not every problem needs a whole-property survey. If you are concerned about a single issue — a damp patch, a crack above a window, a leaking bay roof, condensation, or movement to one elevation — a Specific Defect Report gives you a targeted inspection of that one defect, a clear diagnosis of its cause, and practical recommendations for repair. It is often the most cost-effective way for existing homeowners and landlords to get professional answers.
→ Read our full guide to Specific Defect Reports
Snagging Survey (New-Build)
New-build homes are rarely defect-free. A snagging survey identifies incomplete works, poor workmanship and defects — from cosmetic finishing issues to more serious construction faults — so they can be put right by the developer, ideally before completion or within the warranty period. Our surveyors produce a detailed, photographed snagging list you can submit directly to your builder.
→ Read our full guide to Snagging Lists
Roof Survey
Roofs are the most exposed element of any building and among the most expensive to repair. Our roof surveys assess the covering, structure, chimneys, flashings, parapets and rainwater goods, identifying leaks, slipped or delaminating tiles, failed felt, and ponding to flat roofs. Where safe access is limited, we can carry out a drone survey within the legal flying zones of Greater London and the Home Counties.
Subsidence Survey
Subsidence is one of the most serious — and most misdiagnosed — problems affecting properties in London and the South East, particularly on the region's shrinkable clay soils. Our subsidence surveys distinguish genuine subsidence from normal thermal or settlement cracking, identify likely causes such as tree roots or leaking drains, and set out a clear path to resolution.
→ Read our full guide to Subsidence Surveys
Commercial Building Survey
Buying or leasing commercial premises carries different risks from residential property — not least full repairing and insuring (FRI) lease obligations that can leave tenants liable for substantial repair costs. Our commercial building surveys identify defects, repair liabilities and compliance issues across offices, retail units, warehouses and leisure premises before you commit.
→ Read our full guide to Commercial Building Surveys
Dilapidation Survey
For landlords and tenants of commercial property, dilapidations are a major source of dispute at lease end. Our dilapidation surveys and schedules of dilapidation set out repair obligations clearly, whether you are a landlord seeking to protect your asset or a tenant looking to limit your liability.
→ Read our full guide to Dilapidation Surveys
Schedule of Condition
A Schedule of Condition records the condition of a property at a fixed point in time — most commonly before a commercial lease is signed (to cap a tenant's repairing liability) or before neighbouring building works begin. It is a precise, photographed factual record prepared by a Chartered Surveyor.
How Much Does a Property Survey Cost?
Survey fees are based primarily on the purchase price (or estimated value) of the property and its size. A Level 2 Home Survey costs less than a Level 3 Building Survey for the same property, reflecting the depth of inspection and reporting involved. Specific Defect Reports and Roof Surveys are typically priced according to the nature of the issue and access requirements.
Rather than publishing a generic price list, we provide an instant, fixed-fee quotation based on your actual property — with no obligation. Enter the property value and size into our instant quote tool and you'll see your fee immediately. All fees are exclusive of VAT.
A good survey does more than list defects: it explains their significance, recommends any further investigation and helps you decide what to do next. Repair-cost estimates are included only where they form part of the service agreed with your surveyor.
How Long Does a Survey Take?
We aim to make the process as fast as the conveyancing timeline demands:
Booking: We can usually arrange an inspection within a few working days of instruction, and often sooner where the transaction is urgent. Our team is available seven days a week.
The inspection: A Level 2 Home Survey typically takes between one and two hours on site, depending on the size of the property. A Level 3 Building Survey is more thorough and can take several hours, particularly for larger or older buildings.
The report: Reports are typically delivered within around five to seven working days of the inspection depending on various factors.
Common Issues Found During Surveys
Across London and the South East, the defects our surveyors encounter most frequently include:
Damp: Rising damp, penetrating damp and condensation are endemic in older solid-wall properties. Correct diagnosis matters — the treatments (and costs) for each are very different.
Cracking and movement: Most cracks are cosmetic, caused by thermal movement or minor settlement. A minority indicate progressive structural movement or subsidence, particularly on London clay. Distinguishing the two is one of the most valuable things a survey does.
Roof defects: Slipped or delaminating slates, failed flat-roof coverings, defective flashings and blocked or undersized rainwater goods. See our roof survey guide for the warning signs.
Timber decay: Wet rot, dry rot and wood-boring insect damage, most often found in poorly ventilated sub-floor voids and roof spaces of period properties.
Drainage: Defective, blocked or root-damaged drains — a frequent hidden cause of damp and movement.
A good survey doesn't just list these issues — it tells you how serious they are, what they will cost to address, and how they should affect your decision.
Why Choose Harding Chartered Surveyors?
RICS-regulated. Harding Chartered Surveyors is regulated by the Royal Institution of Chartered Surveyors. Every survey is carried out by a qualified Chartered Surveyor and prepared to RICS standards.
Established 1997. We have been surveying property across London and the South East for nearly three decades, with deep familiarity with the region's Victorian, Edwardian, Georgian and modern housing stock.
Local offices across the region. With 13 offices across London and the South East, your surveyor knows the local construction types, soil conditions and common defects in your area.
Available seven days a week. Property transactions don't keep office hours, and neither do we.
Speak to your surveyor. We encourage clients to call and discuss their report directly with the surveyor who carried out the inspection — at no extra charge.
Trusted by buyers and professionals. We are consistently recommended by estate agents, solicitors and repeat clients across London. Read our reviews.
“At Harding Chartered Surveyors, our role is to give clients clear, practical advice they can rely on. Whether it is a home survey, valuation or specialist inspection, we aim to make the process straightforward, thorough and useful from start to finish.”
Standard Building Survey Process
Get an Instant Quote
Book Your Survey
The Property Inspection
Receive Your Report
Areas We Cover
Our Chartered Surveyors carry out surveys across all of Greater London and the wider South East, including:
Central London · North London · North West London · East London · South East London · South West London · West London · Surrey · Hertfordshire · Essex · Berkshire · Buckinghamshire · Hampshire · Oxfordshire · Sussex
Local surveying areas: Oval · Twickenham · Godalming · Guildford
Frequently Asked Questions
What is the difference between a HomeBuyer Report and a Building Survey?
A RICS Level 2 Home Survey is an intermediate service for conventional properties built from common materials, in reasonable condition and simple in form and layout. It uses condition ratings and provides advice on defects, repairs and ongoing maintenance. A RICS Level 3 Home Survey is the most comprehensive level, with a longer, more detailed visual inspection and fuller analysis of construction, defects, repair options, priorities and likely timescales. Our full comparison guide explains the differences.
Do I really need a survey if I'm getting a mortgage valuation?
A lender's mortgage valuation is a limited check prepared primarily for the lender; it is not a survey of the property's condition. It will not provide the same level of detail and costly defects may not appear in it. An independent home survey is commissioned for you and reports on the property's condition.
Which survey do I need for a Victorian or Edwardian property?
For older or altered period properties, we generally recommend a RICS Level 3 Home Survey. However, the appropriate level depends on the building's size, condition, complexity, construction and extent of alteration, so discuss the property with your surveyor before instruction.
How much does a property survey cost?
Fees depend on the property's value, size and the type of service. Use our instant quote tool for a fixed fee based on your property; it takes under a minute and carries no obligation.
How quickly can you carry out a survey?
We can usually inspect within a few working days of instruction, depending on demand, with the report typically following within around five to seven working days. Our team is available seven days a week.
Can I speak to the surveyor after I receive my report?
Yes. Your surveyor will be happy to discuss the findings by phone and answer questions about defects, further investigations and practical next steps, at no additional charge.
What happens if the survey finds serious problems?
Depending on the findings, you may obtain specialist advice or contractor quotations, renegotiate the purchase price, ask the seller to remedy issues before exchange or decide not to proceed. Your surveyor can explain the practical significance of each finding, but legal and financial decisions remain yours.
Do you survey flats and leasehold properties?
Yes. The survey covers the subject flat and, where included in the agreed scope and access is available, relevant visible communal areas and exterior parts. Your surveyor will record any inspection limitations; your legal adviser should investigate lease obligations, service charges and planned major works.
Do you carry out commercial surveys?
Yes. We provide commercial building surveys, dilapidation surveys and schedules of condition for offices, retail, warehouse and leisure premises across London and the South East.
Are your surveyors RICS qualified?
Yes. Harding Chartered Surveyors is regulated by the Royal Institution of Chartered Surveyors, and its home surveys are carried out by appropriately qualified RICS members. You can verify the firm's registration on the RICS Firms register.
