Survey Types
You've had an offer accepted on your new home — congratulations! You've booked your survey, and now survey day is approaching. But what actually happens? How long will it take? Should you be there? And when will you get the report?
These are questions we hear all the time from buyers across Wolverhampton and the West Midlands. In this guide, we walk you through exactly what to expect on survey day — from the moment the surveyor arrives to the moment your written report lands in your inbox.
In This Guide
1. Before Survey Day
Once you've booked your survey with us, you'll receive a confirmation email with the date, time, and name of your assigned surveyor. We'll also contact the estate agent to arrange access — so in most cases, you don't need to do anything except wait.
However, there are a few things you can do to help the process go smoothly:
- Make sure the property is accessible. If the seller needs to be in to let the surveyor in, make sure this is arranged with the estate agent in advance.
- Notify us of any known issues. If you've noticed something during viewings — a crack, a damp patch, an unusual smell — let us know beforehand. We'll pay particular attention to it.
- Ask about the loft and outbuildings. If the property has a loft hatch, garage, or outbuildings that are locked, these need to be accessible. Ask the estate agent to arrange this.
Tip: Let the estate agent know at least 48 hours before the survey date that access is needed. Last-minute access issues are one of the most common causes of survey delays.
2. The Surveyor Arrives
Your surveyor will arrive at the property at the agreed time — usually mid-morning — and will introduce themselves to whoever is granting access (the seller, the estate agent, or a letting agent). They'll carry a clipboard, a moisture meter, a torch, binoculars (for viewing roof structures from ground level), and a camera.
The surveyor will do a brief walk-through of the property first to get an overall impression before beginning the detailed inspection. This allows them to prioritise areas of concern and plan their inspection route efficiently.
3. The Inspection Process
A RICS Level 2 HomeBuyer Report or Level 3 Building Survey covers every accessible element of the property, working systematically from top to bottom and outside in. Here's what the surveyor examines:
Exterior
- Roof coverings, chimney stacks, gutters, and downpipes
- External walls (brickwork, render, pointing, and cladding)
- Windows and external doors
- Drainage inspection covers (lifted and inspected where accessible)
- Garages, outbuildings, and boundary walls
- Garden and grounds (paths, steps, retaining walls)
Interior
- Roof space (accessed via loft hatch — inspected with torch and sometimes a ladder)
- Ceilings, walls, and floors in every room
- Windows and internal doors
- Fireplaces and chimney breasts
- Kitchen and bathroom (plumbing, ventilation, condition)
- Damp testing using a moisture meter on walls and floors
- Cellar or basement (if present and accessible)
Services
The surveyor will note the visible condition of electrical installations, plumbing, and heating systems — but will not test them. They will recommend specialist testing if anything looks concerning.
Good to know: Our surveyors photograph every defect they find, so when you receive your report, you'll see exactly what they saw on the day. No guesswork.
4. How Long Does a Survey Take?
This depends on the size, age, and condition of the property:
- RICS Level 2 HomeBuyer Report on a standard 2–3 bedroom terrace or semi: typically 2–3 hours
- RICS Level 3 Building Survey on a larger or older property: typically 3–5 hours
- Properties with significant issues, large gardens, or multiple outbuildings may take longer
Please don't worry if the surveyor is on-site longer than expected — it usually means they're being thorough, not that something is seriously wrong.
5. Should You Attend the Survey?
This is one of the questions we get asked most often. The short answer is: we recommend you don't attend the full inspection, but we're happy for you to be present at the end for a brief verbal overview.
Here's why:
- The surveyor needs to concentrate. Being followed around the property asking questions can slow the inspection and cause things to be missed.
- Many sellers feel uncomfortable with both the buyer and a surveyor on-site at the same time — which can create tension and restrict access.
- Your report will tell you everything the surveyor found, in writing, with photographs. This is far more useful than a verbal conversation on the day.
That said, if you're near the property at the end of the inspection, you're very welcome to ask the surveyor a couple of questions before they leave. Just let us know in advance so we can plan accordingly.
"The report is where the real value is. A 30-second conversation on the doorstep doesn't replace a detailed written assessment that you can refer back to for years."
6. After the Survey: The Report
Once the on-site inspection is complete, the surveyor returns to the office to compile the report. This involves reviewing all notes and photographs, carrying out any necessary research (such as checking for local mining activity or flood risk), and writing up the findings in a clear, structured format.
At Wolverhampton Surveyors, we aim to deliver all reports within 3–5 working days of the inspection. In many cases, we're faster than this — particularly for standard residential surveys.
Your report will be sent to you by email as a PDF. It will include:
- A condition rating (1, 2, or 3) for each element of the property
- A written description of any defects found
- Photographs of all significant issues
- Recommendations for further investigation or specialist reports where needed
- A summary of the most important findings
- Advice on the property's legal and environmental risks
Once you've read the report, you're welcome to call us to discuss the findings. We're always happy to explain anything that isn't clear or help you understand what the findings mean for your purchase.
Next step: If your report identifies significant issues, read our guide on How to Negotiate After a Survey — it explains exactly how to use the findings to potentially reduce the purchase price.
7. FAQs About Survey Day
Do I need to be at the property during the survey?
No. The surveyor just needs access to the property. This is usually arranged via the estate agent or the seller. You don't need to attend, and in most cases we'd advise against it during the main inspection.
What if the surveyor can't access part of the property?
The report will note any areas that couldn't be accessed and explain why. In some cases, we may recommend a follow-up inspection or specialist survey for those specific areas — for example, if a locked loft hatch meant the roof space couldn't be inspected.
How quickly will I receive my report?
We aim to deliver reports within 3–5 working days of the survey. For straightforward residential properties, we often deliver sooner. We'll always keep you updated if there's any delay.
Can I ask questions after I receive the report?
Absolutely. We encourage all our clients to call us after reading their report. Our surveyors are happy to explain any findings in plain English, help you understand the likely cost implications, and advise on next steps.
What happens if the survey finds serious problems?
Finding problems doesn't automatically mean the deal is dead. We'll explain exactly what was found, how serious it is, and what your options are — including how to use the findings to negotiate a price reduction. Many of our clients negotiate significant reductions after a survey reveals defects.
