This question can throw up confusion because there are different surveys for different purposes — and they’re often carried out by different types of surveyors. Let’s quickly clarify the survey types first, then look at typical costs.
Survey vs. architectural appraisal – what’s the difference?
A house survey (by a chartered surveyor) assesses condition and defects – damp, movement, services, etc.
An architect-led pre-purchase appraisal looks at design feasibility, planning risk, and likely budget impact. It complements a survey (it doesn’t replace it).
For impartial due diligence before you buy, consider an architect-only appraisal (no follow-on design work) via The Potential House.
Types of survey
If you’re buying a house
During the house-buying process, buyers typically commission either a condition report, a homebuyer report, a valuation survey, or a full structural / full building survey.
If you’re renovating a house
You’ll need a set of existing drawings – i.e. a measured survey (plans, elevations, sections). A structural survey may also be useful depending on scope. Ask your architect what’s required – see the end of this article for more guidance.
Typical costs
Guide prices only — actual fees vary by location, size, complexity and provider. Always get a few quotations.
Condition report cost — £250–£500
Valuation survey cost — £350–£500
Homebuyer report cost — £400–£800
Full structural / full building survey cost — £900–£1,800
Measured house survey cost — £1,000–£2,500
What can I expect from a house survey?
1) If you’re buying a house
Common question: what’s the difference between a homebuyer report and a full building survey?
Condition report
Suited to newer properties in seemingly good condition. It’s the least detailed option but highlights essentials such as risks, potential legal issues and urgent defects.
Homebuyer report
Includes the condition report items but with more detail on defects that could affect value, plus maintenance advice.
See a sample: RICS HomeBuyer Report.
Valuation survey
Sometimes bundled with a homebuyer report, often arranged by your mortgage lender. Even without a mortgage, a valuation can help confirm price and provide a rebuild cost for insurance.
Full structural / full building survey
The most comprehensive option — recommended for older, larger or altered properties, or if you plan to renovate. Tell your surveyor your future plans so they can flag structural implications and potential issues.
Thinking about extending or reconfiguring after purchase? Pair the survey with an impartial architectural appraisal to test feasibility (e.g. loft head height, load-bearing alterations, side return potential) and planning risk before you commit.
2) If you’re renovating or extending a house
Most architects will need accurate measured survey drawings before design starts.
- Smaller projects: your architect may carry out the measured survey and produce existing drawings (often most cost-effective).
- Larger/complex projects: consider a specialist survey company (laser scan/point cloud). They can also provide a topographical survey showing site levels and features. Your architect will advise what’s necessary.
Next steps
- Before you buy: commission the right house survey for condition, and consider an impartial architectural appraisal to assess feasibility, planning risk and budget impact.
- Ready to design: use Design for Me to post your project for free, compare interested residential architects and arrange consultations.
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