How to survey a house?

A house survey is a systematic inspection of a property to assess its condition, identify potential issues, and provide a clear understanding of its structural integrity and overall state. It's a crucial step, especially when buying a property, to uncover any hidden problems before committing to a purchase.

DIY House Survey: Your Step-by-Step Guide

While a professional survey is highly recommended for property purchases, conducting your own preliminary inspection can help you understand the basics and spot obvious issues.

Starting Inside: The Interior Inspection

When you survey a house yourself, begin your inspection from inside the property. This initial interior check focuses on visible signs of wear, damage, or underlying structural concerns.

Walls, Ceilings, and Floors

• Walls: Firstly, check the walls for tell-tale signs like bulges, cracks or peeling. Minor hairline cracks are common, but larger, irregular, or diagonal cracks could indicate structural movement. Peeling paint or wallpaper might suggest dampness.
• Stains: Next, trace any stains you may find on walls or ceilings. These discolourations could be a symptom of leaks from plumbing, the roof, or condensation. Understanding the source of a stain is crucial for identifying the underlying problem.
• Ceiling: And don't forget the ceiling itself – look for discolouration, cracks, or sagging. Water stains on the ceiling often point to roof leaks or issues with an upstairs bathroom.
• Floors: Finally, check the level of the floor in each room. Uneven floors can indicate structural issues or settling. If it is a wood floor, tap to establish whether it is hollow or solid to identify potential joist issues, uneven subflooring, or even rot. A hollow sound can sometimes mean there's a void or a problem with the support beneath.

Moving to the Exterior

Once the interior is thoroughly checked, move to the outside of the property. The exterior often reveals issues related to weatherproofing, drainage, and foundation stability.

Roof and Chimney

• Roofing Materials: Look for missing, cracked, or slipped tiles/slates. Pay attention to any significant moss growth, which can trap moisture.
• Chimney: Check for leaning, crumbling mortar, or visible damage.
• Flashing: Ensure the flashing around chimneys, skylights, and vents is intact and securely sealed to prevent water ingress.

Gutters, Fascias, and Soffits

• Gutters: Inspect for blockages, damage, or signs of water overflow, which can lead to damp walls.
• Fascias and Soffits: Look for rotting wood, peeling paint, or signs of insect infestation.

Foundation and Walls

• Foundation: Check for large, significant cracks, bowing walls, or signs of subsidence. Hairline cracks are often superficial, but anything wider than a thin coin needs attention.
• Damp Proof Course (DPC): Ensure it's visible and not bridged by external ground levels or debris.
• Render/Brickwork: Look for crumbling mortar, spalling bricks, or extensive cracking in the render.

Windows and Doors

• Frames: Check for rot in wooden frames, cracks in UPVC, or rust in metal frames.
• Seals: Look for gaps around frames, which can lead to drafts and heat loss.
• Glazing: For double glazing, check for condensation between the panes, indicating a failed seal.

Drainage and Ground Levels

• Site Drainage: Observe if the ground slopes away from the house to prevent water pooling against the foundation.
• Drains: Check for blockages, damaged covers, or foul odours.

Essential Systems Check

While you may not be able to fully test every system, a visual inspection and quick checks can highlight potential problems.

Plumbing

• Water Pressure: Test taps for good water pressure.
• Leaks: Look under sinks and around pipes for visible leaks or water damage.
• Hot Water: Check if the hot water system is working.

Electrical

• Fuse Box/Consumer Unit: Note its age and condition; older units might need upgrading.
• Visible Wiring: Look for frayed or exposed wiring.
• Outlets/Switches: Ensure they are securely fixed and functional.

Heating and Ventilation

• Boiler: Note its age and last service date.
• Radiators: Check for cold spots, which might indicate sludge or air issues.
• Ventilation: Look for extractor fans in bathrooms/kitchens and ensure there's adequate airflow, especially in areas prone to dampness.

When to Consider a Professional House Survey

While a DIY survey is valuable for initial screening, a professional house survey by a qualified surveyor is highly recommended, especially when purchasing a property. They offer an impartial, in-depth analysis that goes beyond what a typical buyer can observe.

Types of Professional Surveys

Professional surveys vary in depth and cost, tailored to different property types and buyer needs.

Key Issues to Look For

During any survey, whether DIY or professional, specific common issues are particularly important to identify due to their potential cost or impact on safety.

• Damp and Mould: These are common problems indicated by musty smells, peeling paint, discoloured walls, or visible mould growth. Can be caused by condensation, rising damp, or penetrating damp.
• Subsidence: Often indicated by large, deep, or diagonal cracks in walls, especially wider at the top, or by doors and windows sticking. This is a serious structural issue.
• Rot (Wet/Dry): Timber decay in floorboards, joists, or roof timbers, often caused by prolonged dampness. Dry rot is particularly destructive and can spread rapidly.
• Pest Infestations: Evidence of rodents (droppings, gnaw marks), insects (woodworm holes, frass), or birds (nests in eaves/chimneys).
• Asbestos: A hazardous material found in older homes, particularly in roofing, insulation, and floor tiles. Its presence doesn't always mean removal is needed, but it requires careful management.
• Poor Insulation: Can lead to high energy bills and issues like condensation. Check loft insulation levels and the presence of cavity wall insulation.

Tips for an Effective Survey

• Take Photos: Document everything you find, good or bad, with clear photos.
• Make Detailed Notes: Jot down observations, measurements, and potential concerns room by room.
• Bring Essential Tools: A flashlight (for dark areas), a tape measure, a pen, and paper are invaluable.
• Ask Questions: If you're viewing a property, ask the current owners or agent about any known issues, past repairs, or ongoing problems.
• Consider Specialists: If you suspect a specific major issue (e.g., extensive damp, structural concerns), a specialist (e.g., damp specialist, structural engineer) can provide a more in-depth assessment.