{"id":13190,"date":"2026-09-23T09:49:15","date_gmt":"2026-09-23T08:49:15","guid":{"rendered":"https:\/\/www.craneandco.co.uk\/pages\/?p=13190"},"modified":"2026-09-23T09:53:36","modified_gmt":"2026-09-23T08:53:36","slug":"buyers-what-a-survey-really-tells-you-about-older-homes","status":"publish","type":"post","link":"https:\/\/www.craneandco.co.uk\/pages\/buyers-what-a-survey-really-tells-you-about-older-homes\/","title":{"rendered":"Buyers: What A Survey Really Tells You About Older Homes"},"content":{"rendered":"

The survey arrives as a PDF, usually late in the afternoon, and it is longer and more alarming than anybody expects.<\/span><\/strong><\/h3>\n

Somewhere in it, almost guaranteed, will be a recommendation to have the electrical installation inspected and tested by a qualified electrician, and the gas installation and boiler checked by a registered engineer. Often both are marked as needing attention.<\/span><\/p>\n

Buyers read that and assume the worst. In the overwhelming majority of cases, it does not mean what they think it means.<\/span><\/p>\n

Which survey are you actually getting?<\/b><\/span><\/h3>\n

There are three levels, and knowing which one you commissioned explains a great deal about what you are reading.<\/span><\/p>\n

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  1. Level 1 is the most basic. A visual, largely surface-level look, best suited to a newer property in obviously good condition.<\/span><\/li>\n
  2. Level 2 is the one most buyers get. A more thorough inspection with condition ratings on the main parts of the property, and advice on repairs and maintenance.<\/span><\/li>\n
  3. Level 3 is the detailed building survey. Suited to older, larger, altered or unusual properties, and to anything where you already suspect there is a story.<\/span><\/li>\n<\/ol>\n

    If you are buying something Victorian, something that has been extended twice, or anything that made you tilt your head during the viewing, Level 3 is usually money well spent.<\/span><\/p>\n

    Why does the survey always flag gas and electrics?<\/b><\/span><\/h3>\n

    Because a surveyor is not permitted to tell you they are safe. This is set out plainly in the RICS description of the service, and it is worth reading carefully.<\/span><\/p>\n

    RICS states that services are generally hidden within the construction of the property, so only the visible parts can be inspected, and the surveyor does not carry out specialist tests. It goes on to say that the visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources, and does not investigate the plumbing, heating or drainage installations, or whether they meet current regulations, or the internal condition of any chimney, boiler or flue.<\/span><\/p>\n

    Read that again with the panic removed. The surveyor is not saying your wiring is dangerous. They are telling you, correctly and honestly, that they did not test it and are not the right person to.<\/span><\/p>\n

    A gas engineer tests gas. A qualified electrician tests electrics. A surveyor looks at buildings. The recommendation in your report is the surveyor doing their job properly, not raising an alarm.<\/span><\/p>\n

    So how do you tell a real problem from a standard caveat?<\/b><\/span><\/h3>\n

    Look at how it is worded and how it is rated.<\/span><\/p>\n

    A Level 2 or Level 3 report gives condition ratings. Rating 1 means no repair is currently needed. Rating 2 means a defect needs repairing or replacing but is not serious or urgent. Rating 3 means serious or urgent, and RICS advises getting written quotations before you commit legally. You may also see NI, meaning an element was not inspected, and R, meaning documents the surveyor suggests you request before signing contracts.<\/span><\/p>\n

    The distinction that matters is between a general limitation and a specific observation. “Services were not tested; we recommend inspection by a qualified person” is a limitation, and it appears on almost every report. “Scorch marks around the consumer unit” is an observation, and that is the sentence to act on.<\/span><\/p>\n

    If you cannot tell which you are looking at, ring the surveyor. Most will happily spend ten minutes on the phone explaining their own report, and buyers ask far less often than they should.<\/span><\/p>\n

    What can you do about it without spending more money?<\/b><\/span><\/h3>\n

    Quite a lot, and this is the practical bit most buyers miss.<\/span><\/p>\n