Pre-Sale Survey Checklist: 30 Things to Check Before Listing

Exterior Checks (Items 1–10)

The exterior of your property is the first thing the surveyor will inspect. Issues with the roof, walls, and drainage are among the most common survey findings and the most likely to trigger renegotiation.

1. Roof Condition

From ground level, visually inspect the roof for missing, slipped, or cracked tiles or slates. Check the ridge tiles along the top of the roof — are they straight and firmly bedded? Look for any sagging in the roofline, which could indicate a structural issue with the roof timbers. If you can safely access the loft, check for daylight coming through the roof covering and any signs of water ingress.

2. Chimney Stacks

If your property has chimney stacks, check for leaning, cracked or missing pointing, damaged chimney pots, and deteriorating flaunching (the cement around the base of the pots). Chimney defects are extremely common survey findings and repairs can be expensive due to the need for scaffolding.

3. Gutters and Downpipes

Check all gutters and downpipes during or after rainfall if possible. Look for leaks at joints, overflowing gutters (often caused by blockages), missing or damaged sections, and downpipes that discharge onto the ground rather than into a drain. Blocked or leaking gutters are one of the most common causes of penetrating damp.

4. External Walls

Walk around the property and inspect the external walls for cracking (note the width and pattern of any cracks), damaged or missing pointing in brickwork, blown or cracked render, vegetation growing on walls, and staining or discolouration that might indicate damp. Stepped diagonal cracks, particularly near corners and window openings, can suggest structural movement.

5. Damp-Proof Course (DPC)

Check whether ground levels outside the property are below the damp-proof course. The DPC is usually visible as a slightly different line of mortar or a plastic strip two or three brick courses above ground level. If soil, paving, or render bridges the DPC, moisture can track up the wall, causing rising damp. This is a very common survey finding and often an easy fix.

6. Windows and Doors

Inspect all external windows and doors for rotten or damaged frames, failed double-glazed units (look for condensation between the panes), damaged or missing seals, and difficulty opening or closing. If you have replaced windows, check you have FENSA certificates or building regulations sign-off.

7. External Drainage

Lift manhole covers and check for standing water, tree root ingress, or signs of damage. Run taps and flush toilets to check the flow. Blocked or damaged drains are a common survey finding and can be expensive to repair if they need excavation. For more details, see our guide on drainage survey costs.

8. Garden and Boundaries

Check boundary fences and walls for damage or instability. Note any trees close to the property — large trees within influencing distance can be a subsidence concern, particularly on clay soils. Trim back any vegetation that is touching the property walls or obscuring the surveyor's view of the exterior. Check for any boundary issues that might complicate the sale.

9. Outbuildings and Garages

The surveyor will inspect all outbuildings within the property boundary. Check garage roofs (flat roofs are particularly prone to defects), shed walls and floors, and the condition of doors and windows. If any outbuildings have been converted or altered, ensure you have the appropriate planning permission and building regulations approval.

10. External Ground Levels and Paths

Check that paths and patios slope away from the property to prevent water pooling against walls. Ensure there are no areas where rainwater collects against the building. Check for cracked or uneven paving that could indicate subsidence or tree root damage.

Interior Checks (Items 11–20)

Interior issues are often more visible to sellers because you live with them daily. However, it is easy to become accustomed to problems and overlook them. Walk through each room with fresh eyes.

11. Damp and Moisture

Check all rooms for signs of damp: tide marks on walls, black mould in corners or around windows, peeling wallpaper, musty smells, and condensation. Pay particular attention to ground floor rooms, bathrooms, and kitchens. Damp is the single most common survey finding in UK homes. See our comprehensive guide on damp and selling a house.

12. Cracks in Walls and Ceilings

Inspect all internal walls and ceilings for cracking. Hairline cracks in plaster are common and usually cosmetic. Wider cracks (over 2mm), diagonal cracks near windows and doors, or cracks that extend through the full thickness of the wall could indicate structural movement and will almost certainly be flagged in the survey.

13. Floors

Walk across all floors and note any areas that feel springy, uneven, or slope noticeably. Check for damp or musty smells near ground floor timber floors, which could indicate problems with the sub-floor ventilation. If you have solid floors, check for cracking or heaving.

14. Internal Doors

Open and close every internal door. Doors that stick, do not close properly, or have been shaved to fit can indicate structural movement or settlement. While this is often harmless (timber doors expand and contract with humidity), it will be noted by the surveyor.

15. Windows (Internal)

Open and close every window. Check for condensation between double-glazed panes (indicating seal failure), rotten timber frames (push a screwdriver gently into the frame to test), damaged trickle vents, and windows that do not lock properly.

16. Loft Space

If you have a loft, inspect it for daylight coming through the roof, signs of water staining on timbers or the underside of the roof covering, adequate insulation (current recommendation is 270mm), proper ventilation, and any signs of woodworm (small round holes in timbers with fine dust below). The surveyor will inspect the loft, so ensure the hatch is accessible and there is sufficient boarding or space to stand on.

17. Bathroom and Kitchen

Check for cracked or missing grout and sealant around baths, showers, and sinks. Water leaking through failed sealant is one of the most common causes of damp in bathrooms. Check under the kitchen sink for leaks and ensure extractor fans are working.

18. Fireplaces and Flues

If you have working fireplaces, ensure they have been swept recently and that carbon monoxide detectors are fitted. If fireplaces have been blocked up, check for adequate ventilation to the flue. The surveyor may recommend a chimney inspection if there are concerns about the flue condition.

19. Stairs and Balustrades

Check that all staircases are secure and do not bounce excessively. Test balustrades and handrails for stability — loose balustrades are a common survey finding and a safety concern. Check for worn or damaged stair treads.

20. Signs of Pests

Look for evidence of pests including woodworm holes in timber (particularly in the loft and under stairs), rodent droppings, wasp nests (check the loft and eaves), and signs of insect infestation. Active woodworm will be flagged in the survey and may require treatment.

Services Checks (Items 21–25)

21. Boiler and Heating

Ensure your boiler has been serviced within the last twelve months and you have the service record. Check that all radiators heat up evenly and that the heating system is functioning correctly. A boiler that has not been serviced or is nearing the end of its life (typically 10–15 years) will be noted in the survey. See our guide on boiler issues in surveys.

22. Electrics

Check the consumer unit (fuse board). Modern installations should have RCD protection and MCB circuit breakers rather than old-style rewirable fuses. If you have an old consumer unit or know the wiring has not been updated for many years, consider getting an electrical condition report before listing. Outdated electrics are a very common survey finding.

23. Plumbing

Run all taps and flush all toilets. Check for leaks under sinks, around toilets, and at pipe connections. Check water pressure — low pressure will be noticed by the surveyor. If you have a cold water tank in the loft, check it has a properly fitted lid and adequate insulation.

24. Gas Safety

If you have gas appliances, ensure you have a current gas safety certificate. While not legally required for selling a freehold property (unlike renting), a current certificate demonstrates the gas installation is safe and well maintained. Missing gas safety documentation may prompt the buyer to request an inspection.

25. Smoke and Carbon Monoxide Alarms

Check that smoke alarms are fitted on every floor and that carbon monoxide alarms are fitted in rooms with solid fuel burning appliances. Test all alarms and replace batteries if needed. Under the current regulations, adequate alarms should be in place.

Documentation Checks (Items 26–28)

26. Building Regulations Certificates

Gather completion certificates for all building work carried out during your ownership and, if possible, previous owners' work. This includes extensions, loft conversions, garage conversions, replacement boilers, electrical work, and structural alterations. Missing building regulations certificates are one of the most common sources of delay in conveyancing. See our guide on missing building regulations sign-off.

27. Guarantees and Warranties

Collect all guarantees and warranties for work carried out on the property, including damp-proofing guarantees, timber treatment certificates, roofing warranties, double glazing guarantees (including FENSA certificates), and any insurance-backed guarantees for specialist work. These documents provide the buyer with reassurance and can prevent further survey investigations.

28. Planning Permission

If any alterations have been made to the property that required planning permission (extensions, outbuildings, change of use), ensure you have copies of the planning approval. If work was carried out under permitted development rights, check that it was within the allowances at the time. If you are unsure, check with your local planning authority.

Legal Checks (Items 29–30)

29. Boundaries and Access Rights

Review your title deeds and check that the boundaries shown match the physical boundaries on the ground. Note any rights of way, shared access arrangements, or easements that affect the property. Boundary disputes and unclear access rights are common causes of delays in conveyancing. See our guide on boundary disputes when selling.

30. Known Issues and Disclosures

Make a note of any issues you are aware of that may need to be disclosed on the TA6 Property Information Form. This includes past flooding, subsidence claims, disputes with neighbours, Japanese knotweed, and any other matters that could affect the buyer's enjoyment or use of the property. Honest disclosure protects you from potential misrepresentation claims after completion.

Priority Actions: What to Fix First

You do not need to fix everything on this checklist, but prioritising the right items can make a significant difference to your sale. Focus on these categories in order:

1. Safety issues — anything that could be a danger to occupants, such as faulty electrics, gas leaks, or structural instability. These will be flagged as urgent in any survey.
2. Damp and water ingress — fix leaking gutters, blocked drains, and failed sealant. These are cheap to repair but expensive if left unchecked.
3. Documentation gaps — track down missing certificates and guarantees now rather than scrambling during conveyancing.
4. Maintenance items — service the boiler, clear gutters, fix sticking doors, and replace damaged tiles. These show the property has been cared for.
5. Cosmetic issues — these are the lowest priority as surveyors do not comment on decoration. However, a well-presented property creates a better impression at viewings.

When to Get Professional Help

Some items on this checklist may reveal issues that require professional assessment. If you discover any of the following, consider commissioning a specialist report before listing:

• Cracks wider than 2mm or diagonal cracking near windows and doors
• Persistent damp that does not respond to improved ventilation
• A consumer unit with rewirable fuses or no RCD protection
• Standing water in drains or signs of collapsed drainage
• Active woodworm with fresh exit holes and fine dust

Getting ahead of these issues with your own reports and repair quotes puts you in a much stronger position when the buyer's survey takes place. It also reduces the risk of your sale falling through after survey, which can cost thousands of pounds in wasted fees and months of lost time.

Frequently asked questions