FAQ’s
Frequently Asked Questions
Everything you need to know before booking a property survey with Hughes Surveyors.
What is a property survey and why do I need one?
A survey is an expert inspection of a property’s condition, only ever carried out by John Hughes himself. It helps uncover any hidden issues like damp, structural movement, or outdated electrics — so you can make an informed decision before you buy. It can also save you money by helping you renegotiate the price or plan future repairs.
We’ve helped many clients avoid costly mistakes — saving tens of thousands of pounds by identifying serious building defects, or advising against purchases that would likely lead to financial loss.
What types of surveys do you offer?
We only offer a Level 3 (Building) Survey, as outlined by the Royal Institution of Chartered Surveyors (RICS). The main difference between the two survey types is;
Level 2: HomeBuyer Survey
Best for: Properties built after 1960, in good condition
Includes: Visual inspection, condition ratings, and summary of defects
Ideal for: Flats and standard houses with no major alterations
Level 3: Building Survey
Best for: Old, modern, larger, or altered properties (visibly in need of work)
Includes: In-depth inspection, detailed analysis of defects, repair advice, and risks
Ideal for: Renovations, complex builds, or when peace of mind is a must
When should I book the survey?
As soon as your offer is accepted — and definitely before exchanging contracts. This gives time to:
Spot potential issues
Renegotiate if needed
Avoid costly surprises after moving in
How long does it take?
Lead time: Surveys can usually be done within 1-2 weeks of instruction, depending on work load.
On-site inspection: 2 to 3 hours (on average), but we always make more time if needed)
Report delivery: Usually within 1–2 working days
What’s included in the report?
Overview of the property’s condition
Photos of key issues
Detailed breakdown of defects
Advice on urgent and future repairs
Legal checks for your solicitor
Insurance reinstatement valuation
What’s NOT included in the report?
Drone survey
Market valuation
Testing of services
Do you check electrics, plumbing, and damp?
Yes — we visually inspect:
Electrical systems
Plumbing and heating
Damp (rising, penetrating, or condensation)
Signs of asbestos or structural movement
We’ll flag any concerns and recommend specialist testing if needed.
Can you still inspect if the property is tenanted or empty?
Yes — we can survey most homes whether lived in or vacant.
If access is restricted (e.g. loft or garage), we’ll note it in the report and advise on any limitations.
How do I book?
It’s simple. Just send us:
The property address
Agent/vendor contact details (for access)
Why do I need an independent survey? My mortgage company is doing this.
Your mortgage company arranges a valuation to ensure their money is secure in the property. The valuation is a very brief inspection and not for your benefit. You still have to pay for this and they may offer you a more detailed survey. This is likely to be much more expensive than our fees and you may not have any direct contact with the surveyor that they appoint.
I know enough about property to make my own assessment.
You may be an experienced builder, engineer or diy enthusiast and know about property. However you may not be able to carry out an unbiased assessment if you have fallen in love with a property, you may not have access to the roof space, you may not have a damp meter, the owner may not wish for you to open wardrobes or kitchen cupboards or lift machine covers, they may be unwilling to re-negotiate on price if you find a defect on your second or third viewing.
If you would like to find out more information about our property surveying costs, get in contact today.
Still have questions?
We’re happy to help!
Send us a message or give us a call — and let’s make your next move a confident one.