A building surveyor is a chartered professional regulated by the Royal Institution of Chartered Surveyors (RICS) who assesses the condition of buildings and advises on defects, repairs, alterations and compliance with Building Regulations. They are the surveyor most homebuyers and homeowners need first - whether commissioning a HomeBuyer Report before exchange of contracts, a full Building Survey on an older property, or a schedule of condition before a renovation. Building surveyors also advise on dilapidations, insurance reinstatement valuations, party wall matters and contract administration for building works. Always look for MRICS or FRICS membership and current Professional Indemnity Insurance.
What they do
- Carry out RICS Level 1, Level 2 (HomeBuyer) and Level 3 (Building Survey) property surveys
- Identify structural defects, damp, rot, subsidence and other significant issues
- Prepare schedules of condition recording a property's state at a point in time
- Advise on repairs, remediation and maintenance programmes
- Act as contract administrator for building and renovation works
- Advise on compliance with Building Regulations for extensions and alterations
- Prepare dilapidations reports and negotiate lease-end settlements
- Provide insurance reinstatement valuations for buildings insurance
- Handle party wall matters and prepare party wall awards
When you need one
A building surveyor is valuable at several key stages of property ownership - most importantly before you commit to a purchase and before undertaking significant works.
Typical costs (UK, 2025)
| Job type | Typical cost |
|---|---|
| RICS HomeBuyer Report (Level 2) | £400 - £700 |
| Full Building Survey (Level 3) | £600 - £1,500 |
| Schedule of condition | £300 - £800 |
| Dilapidations report | £500 - £2,000 |
| Insurance reinstatement valuation | £300 - £600 |
| Hourly rate | £80 - £140 / hr |
Costs vary by property size, location and complexity. London and South East rates typically run 20-30% higher. Always obtain at least two quotes. Confirm whether the fee includes a full written report and any follow-up queries.
Qualifications to look for
The primary qualification for building surveyors in the UK. MRICS requires a RICS-accredited degree, a minimum of two years of structured training (APC - Assessment of Professional Competence), and a final professional review. FRICS denotes Fellow status. Verify membership at rics.org before appointing.
Associate membership of RICS for practitioners without a full RICS-accredited degree route. A recognised qualification for many surveying roles, though MRICS is preferred for complex instructions such as full Building Surveys or dilapidations work.
Some building surveyors also hold CIOB chartership, indicating strong construction management and site knowledge alongside their surveying competence. Particularly relevant for contract administration and defect investigation work.
How to find a reputable building surveyor
Frequently asked questions
What is the difference between a HomeBuyer Report and a Building Survey?
A HomeBuyer Report (RICS Level 2) is a standardised survey suitable for conventional properties in reasonable condition - it uses a traffic-light rating system and covers the main visible elements. A Building Survey (RICS Level 3) is a much more thorough investigation of the structure and fabric of a property, recommended for older, larger, unusual or significantly altered buildings. If a HomeBuyer Report flags concerns, a Building Survey is often the next step.
Do I need a building surveyor when buying a house?
Yes - a mortgage lender's valuation is not a survey and will not identify defects. At minimum, commission a RICS Level 2 HomeBuyer Report before exchange. For any property built before 1930, substantially altered, in poor visible condition, or listed, commission a RICS Level 3 Building Survey. The cost of the survey is small compared to the cost of defects discovered after exchange.
Can a building surveyor advise on planning and building regulations?
Yes. Many RICS building surveyors advise on Building Regulations compliance, extensions, conversions and alterations. They can act as contract administrator for building works, prepare schedules of dilapidations and handle party wall matters. Check the surveyor's specific areas of practice before appointing - building surveying covers a wide range of specialisms.