What Do Surveyors Look For? A Seller's Room-by-Room Checklist

When a buyer commissions a property survey, the surveyor will inspect your home methodically, area by area. The level of survey chosen determines how detailed the inspection will be, but in all cases the surveyor's job is to assess the condition of the building and identify anything that could affect its value, safety, or future maintenance. Knowing exactly what they are looking for helps you prepare and avoids preventable issues being flagged.

This guide walks through every area of your property that a surveyor will examine, explains what they are checking for, and highlights what you can do to present your home in the best possible light. For a broader overview, see our seller's guide to property surveys.

The exterior

Surveyors start outside. The external condition of a property reveals a great deal about its overall state, and many of the most significant issues — subsidence, structural movement, damp penetration — first manifest on the exterior.

Roof

The surveyor will examine:

• Roof covering: missing, slipped, or broken tiles or slates; condition of flat roof coverings; state of lead flashings around chimneys and abutments
• Ridge and hip tiles: whether they are secure and properly bedded
• Chimneys: condition of chimney stacks, pots, flaunching (the mortar around chimney pots), and flashings
• Fascias and soffits: signs of rot, decay, or damage, particularly in timber components

Seller tip: if you know of missing or slipped tiles, getting them replaced before the survey is a simple fix that removes a potential red flag. Roof repairs can cost as little as £100-200 for minor work but, if flagged in a survey, can lead to disproportionate renegotiation.

Gutters and drainage

• Gutters and downpipes: blockages, leaks, overflows, sagging, or damage
• Ground-level drainage: condition of gullies, whether water drains away from the building
• Soakaways and surface water: signs of standing water or inadequate drainage

Seller tip: blocked gutters are one of the most common and easily preventable survey findings. Clear your gutters before the survey visit. Overflowing gutters cause damp penetration, which surveyors will flag separately.

External walls

• Cracks: location, width, direction, and pattern (horizontal, vertical, stepped, or diagonal). Diagonal cracks around windows and doors can indicate subsidence or structural movement.
• Pointing: condition of mortar joints; crumbling or missing pointing allows water penetration
• Render: cracks, bulging, hollow areas (tested by tapping), or signs of patch repair
• Damp: damp patches, staining, efflorescence (white salt deposits), or moss and algae growth suggesting persistent moisture
• DPC (damp-proof course): whether a visible DPC exists and whether external ground levels are below it

Seller tip: ensure that soil, paving, or flowerbeds have not been raised above the damp-proof course. This is called "bridging the DPC" and is a common cause of rising damp that is straightforward to remedy.

Windows and doors

• Condition of frames (rot in timber, corrosion in metal)
• Failed double glazing (misting between panes)
• Whether replacement windows have FENSA certificates or building regulations sign-off
• Condition of external doors and their frames

The interior: room by room

Inside the property, the surveyor works through each room systematically. They are looking at the structure — walls, ceilings, floors — rather than the decor.

Living rooms and bedrooms

• Walls: cracks (especially around windows and doors), damp patches, staining, bulging plaster
• Ceilings: cracks, sagging, staining (which may indicate leaks from above), artex (potential asbestos in pre-2000 properties)
• Floors: springy or uneven floors (may indicate joist problems), visible flooring condition where accessible
• Fireplaces: condition of hearths, surrounds, and whether chimneys are properly capped or ventilated

Kitchen

• Plumbing: visible leaks under the sink, condition of waste pipes, signs of water damage to base units or flooring
• Ventilation: presence and condition of extractor fans or ventilation
• Walls and floor: signs of damp, particularly behind appliances and along external walls
• Gas supply: visible gas pipework and meter location

Bathrooms and WC

• Seals and grouting: condition around baths, showers, and basins — failed seals allow water penetration into floors and walls
• Ventilation: extractor fans, windows, signs of condensation or mould
• Flooring: water damage, soft spots in timber floors, condition of vinyl or tiles
• Plumbing: visible waste pipes, signs of leaks, water pressure (noted but not formally tested)

Seller tip: re-seal baths and showers if the silicone is cracked, mouldy, or peeling. This is a 30-minute job that costs under £10 but prevents a surveyor from flagging potential water damage risk.

Hallways and staircases

• Condition of balustrades and handrails
• Understairs cupboard (access to services, damp checks)
• Floor levels and thresholds (unevenness can indicate structural movement)

The loft

The loft is one of the most revealing areas for a surveyor, as it provides direct access to the roof structure and insulation.

• Roof timbers: condition of rafters, purlins, and joists; signs of rot, woodworm, or beetle infestation
• Insulation: depth and type of insulation; current recommended depth is 270mm of mineral wool
• Ventilation: adequate airflow to prevent condensation
• Water tanks: condition and insulation of cold water storage tanks; signs of leaks or overflow
• Daylight: any visible daylight through the roof covering, which indicates missing or damaged tiles
• Loft conversions: if the loft has been converted, evidence of building regulations compliance (fire doors, adequate insulation, structural support)

Seller tip: ensure the loft hatch is accessible and openable. If the surveyor cannot access the loft, they will note it as uninspected and may recommend access be provided — this delays the process and raises suspicion.

Services

Surveyors carry out a visual inspection of services but do not test them. They note the apparent age, condition, and type of installations and recommend specialist testing where they have concerns.

Electrics

• Age and type of consumer unit (fuse box)
• Presence of RCD protection
• Visible wiring type (modern PVC-insulated, or older rubber-insulated which indicates rewiring may be needed)
• Number and condition of socket outlets and switches

Heating

• Age and type of boiler (noted but not tested)
• Condition and type of radiators
• Evidence of recent servicing (look for a service sticker)
• Type of heating controls and thermostat

Plumbing

• Visible pipework material (copper, plastic, lead)
• Hot water system type (combi boiler, system boiler with cylinder)
• Location of stopcocks and isolation valves
• Signs of leaks or corrosion

Seller tip: if you have recent gas safety certificates, electrical installation condition reports (EICR), or boiler service records, have them available for the surveyor. These provide reassurance and reduce the likelihood of recommendations for further specialist testing.

Common findings and their severity

Not all survey findings carry the same weight. Understanding how to read a survey report helps you distinguish between cosmetic and structural issues. The following table shows common findings and how significant they typically are:

For more detail on handling specific issues, see our guide on common survey issues in a house sale.

What surveyors do not check

It is just as important to understand what is outside the scope of a standard property survey:

• Behind or beneath fixtures: walls behind kitchen units, floors under fitted carpets, areas behind built-in wardrobes
• Underground drainage: a separate CCTV drain survey would be needed
• Detailed service testing: full electrical testing, gas safety checks, or pressure testing of plumbing
• Environmental factors: flood risk, contaminated land, radon — these are covered by property searches, not surveys
• Legal matters: title, boundaries, rights of way, planning compliance — covered by conveyancing
• Party walls: condition of shared walls with neighbours is generally outside scope

Your pre-survey preparation checklist

Use this checklist before the surveyor visits to ensure a smooth inspection:

1. Clear and unlock access to the loft hatch
2. Ensure all rooms are accessible, including locked rooms
3. Clear items away from external walls and skirting boards
4. Clean and clear gutters
5. Fix dripping taps and running overflows
6. Re-seal baths and showers if silicone is damaged
7. Replace any missing or broken roof tiles you are aware of
8. Ensure the boiler and consumer unit are accessible and visible
9. Gather certificates: gas safety, EICR, building regs, FENSA, guarantees
10. Clear vegetation away from external walls and ensure the DPC is not bridged

For more on getting your property ready for sale, consider whether a pre-sale survey would help you identify and address issues before the buyer's surveyor arrives. If issues are found, our guide on whether to fix or reduce the price helps you decide the best response.

Frequently asked questions