100 Questions to Ask Your Surveyor

"Yes, I'm a Chartered Surveyor with full membership. My membership number is [number], which you can verify at [professional regulator]." Red flag: Vague answers, no qualifications or accreditation, or refusal to provide membership number.

"I have 15+ years of residential surveying experience, specializing in [Victorian/modern/period] properties. I've completed over [500/1,000+] surveys in this region." Red flag: Less than 2 years experience or reluctance to specify expertise area.

"My professional membership number is [specific 6-7 digit number]. It's also on my report letterhead and you can verify my status online." Red flag: Cannot provide number immediately or suggests checking later.

"Yes, we maintain £5 million professional indemnity insurance (minimum £1 million required). Our policy is with [reputable insurer] and covers all residential survey work." Red flag: Less than £1 million coverage or inability to provide insurer details.

"I've surveyed 50-100+ similar [terrace/semi-detached/flat] properties of this age and construction type. I'm very familiar with typical issues in [1930s/Victorian/modern] builds." Red flag: Admitting unfamiliarity or that this would be their first.

"Yes, I work extensively in [town/borough] and understand local geology, common construction methods, and area-specific issues like clay soil subsidence/mining/flooding." Red flag: First time surveying in the area or unfamiliarity with local concerns.

"Absolutely. I specialize in [Victorian/Edwardian/1930s/post-war/modern] properties and understand their typical construction, common defects, and maintenance requirements." Red flag: Generalist approach with no specific period expertise.

"I will personally conduct the inspection and write the report." OR "My colleague [Name, professional member] will conduct it—they have [X years] experience with similar properties." Red flag: Vague delegation to unnamed, unqualified staff.

"Yes, I can provide testimonials and contact details for recent clients (with their permission), plus our Google/Trustpilot reviews show [4.5+] star rating." Red flag: Refusal to provide any references or poor online reviews.

"We have a formal complaints procedure detailed in our terms of engagement. Contact [name/email] initially, and if unresolved, escalate to professional regulation. Full details are in your contract." Red flag: No formal procedure or defensive attitude about complaints.

"For this [age/type] property, I recommend a Level 2/Level 3 because [specific reasons: age, construction type, visible concerns, renovation plans]. Level 2 suits conventional properties in reasonable condition; Level 3 is better for pre-1900, altered, or poor-condition properties." Red flag: One-size-fits-all recommendation without property-specific justification.

"The inspection will take 2-4 hours depending on property size and complexity. I allow adequate time for thorough examination of all accessible areas." Red flag: Promising completion in under 1 hour for average properties—this suggests rushed work.

"You'll receive the full report within 5-10 working days of the inspection. I'll notify you if any urgent issues require immediate attention before the full report." Red flag: Promises 24-hour turnaround (may indicate template reports) or vague "when it's ready" response.

"Yes, if safely accessible. I'll inspect roof structure, insulation, ventilation, and timbers for rot/woodworm. If access is restricted, I'll note this limitation in the report." Red flag: Automatic exclusion of loft inspection without checking accessibility.

"Permanent outbuildings and garages are included in Level 2/3 surveys. Temporary sheds may receive basic visual inspection. All inclusions/exclusions are detailed in my terms of engagement." Red flag: Blanket exclusion of all outbuildings without discussion.

"Yes, where safely accessible (e.g., through inspection hatches or lifted carpets in empty properties). I'll check for damp, rot, and sub-floor ventilation. Fitted carpets/furniture may limit access." Red flag: Refusing to inspect sub-floor even when accessible.

"I use moisture meters, binoculars for roof inspection, spirit level, and camera as standard. Thermal imaging is available as an add-on for £[X] if you suspect hidden damp or insulation issues." Red flag: Visual-only inspection with no diagnostic equipment.

"Yes, boundaries are included. I'll assess condition and note any obvious defects. I cannot determine legal ownership—your solicitor will check title deeds for boundary responsibility." Red flag: Excluding boundaries without explanation.

"Yes, I'll visually inspect gutters, downpipes, and visible drainage for leaks, blockages, and condition. CCTV drainage surveys are specialist services I can recommend if concerns arise." Red flag: No mention of drainage inspection at all.

"Typical exclusions: areas behind furniture/carpets, testing services (electrical/gas require specialists), underground drainage (without CCTV), concealed areas. Full list is in terms of engagement." Red flag: Unable to clearly explain what's excluded.

"Visual inspection only—I check condition, age, visible safety concerns. I cannot test circuits or run taps extensively. I'll recommend EICR (electrical) or Gas Safe inspection if I see concerns." Red flag: Claiming they can perform electrical testing without qualifications.

"Yes, the report includes photographs of key defects and property features to illustrate findings. Photos are labeled with locations and explanations." Red flag: No photos provided or only external property shots.

"Yes, you're welcome to attend though it is best to meet after the inspection (if at all), otherwise workflow could be disrupted. Most clients prefer to wait for the report and ask questions thereafter." Red flag: Refusing client attendance without valid reason.

"Market valuation is available as an add-on for £[100-200]. It's required by most lenders. I'm a Registered Valuer with [professional body]." Red flag: Offering valuations without appropriate qualifications.

"I can identify suspected asbestos materials based on age/appearance, but laboratory testing requires a specialist asbestos surveyor. I can recommend certified companies if needed." Red flag: Claiming to definitively identify asbestos without testing.

"I'll look for diagonal cracks, stepped cracking in brickwork, doors/windows sticking, and gaps between walls/ceilings. If I see progressive movement indicators, I'll recommend structural engineer inspection." Red flag: Dismissing visible cracks as "normal settling" without proper assessment.

"Based on property age and construction, likely [strip/trench fill/raft/pile] foundations. I cannot see foundations without excavation, but I'll assess external condition for indicators of foundation issues." Red flag: Claiming to know foundation type definitively without investigation.

"I'll photograph and measure all significant cracks. Report will categorize by severity: hairline (<1mm), minor (1-5mm), moderate (5-15mm), severe (>15mm). Location and pattern indicate cause." Red flag: Dismissing cracks as "just cosmetic" without measurement.

"I'll assess crack width, location, pattern, and progression indicators. Diagonal/stepped cracks near openings suggest movement. Vertical cracks in ceilings often cosmetic. Structural concerns require specialist assessment." Red flag: Calling all cracks structural or all cracks cosmetic without assessment.

"I'll advise if structural engineer needed based on findings. Common triggers: cracks >5mm, bulging walls, floor/roof sagging, or significant visible movement. Structural engineers provide detailed calculations and remedial specifications." Red flag: Refusing to ever recommend specialists or recommending unnecessarily.

"I'll identify trees within 20-30m and note species. High-water-demand trees (oak, willow, poplar) on clay soil pose subsidence risk. Recommend arborist assessment and insurance disclosure if concerns present." Red flag: Not mentioning trees at all in clay soil areas.

"Environmental searches will reveal mining, flooding, and geological risks. Clay soil areas (London, Southeast) prone to subsidence. Your solicitor will obtain Coal Authority report for former mining areas." Red flag: Not advising client to check environmental searches.

"I'll assess structural walls for cracks, bulging, lintels, and support adequacy. Recent open-plan conversions require Building Control certificates confirming proper support (RSJs/beams) were installed." Red flag: Not checking for unauthorized wall removal.

"I'll look for evidence of underpinning (visible externally) and advise you to request documentation from seller. Underpinning affects insurance significantly. Structural engineer reports and 10-year guarantees essential." Red flag: Not advising client to verify underpinning documentation before purchase.

"I'll assess brickwork, pointing, render, cladding, and masonry for erosion, spalling, dampness penetration, and structural integrity. Repointing typically costs £30-50/m². Render replacement £60-90/m²." Red flag: Superficial "looks fine" assessment without detail.

"Yes, I use calibrated moisture meters on internal walls at low level, around windows, near plumbing, and any visually suspicious areas. Readings above 20% relative humidity indicate dampness requiring investigation." Red flag: Visual-only damp assessment without using meters.

"I'll identify damp type and likely causes. Rising damp: tide marks up to 1m, salt deposits. Penetrating damp: localized patches after rain. Condensation: mold in corners, poor ventilation. Treatment differs for each type." Red flag: Diagnosing all damp as "rising damp" without proper assessment.

"Modern properties have plastic DPC; older ones slate DPC 150mm above ground. I'll check for visible DPC and signs of bridging (soil/rendering above DPC level). Failed DPC causes rising damp." Red flag: Not checking DPC level or bridging issues.

"I'll identify mold locations and likely causes—condensation (corners, cold walls), penetrating damp (specific areas), or ventilation issues. Black mold in bathrooms common but fixable with ventilation improvements." Red flag: Accepting extensive mold as "normal" without identifying cause.

"I'll check for extractor fans (required in modern builds), trickle vents in windows, airbricks. Poor ventilation causes condensation and mold. Recommendations include mechanical ventilation if inadequate." Red flag: Not assessing ventilation in damp-prone areas.

"I'll identify water stains, discoloration, and peeling paint/plaster. Top-floor stains suggest roof leaks. Mid-floor stains may indicate plumbing issues. I'll correlate with other evidence to identify source." Red flag: Assuming old stains are "historic" without verifying repair.

"I'll check gutters for leaks, blockages, and proper falls. Downpipes must discharge into drains or soakaways—not splash against walls. Poor drainage causes penetrating damp and foundation issues." Red flag: Not inspecting guttering system at all.

"I'll look for replastered areas, injected DPC treatment holes, or membranes. Request guarantees from seller. If damp persists despite treatment, cause may not have been addressed—recommend specialist survey." Red flag: Assuming treatment worked without verification.

"Musty smells indicate damp even if not visibly obvious. Common in under-ventilated properties, under-floor areas, or behind furniture. I'll investigate with moisture meter and note in report." Red flag: Dismissing odors without investigation.

"I'll recommend PCA-certified damp specialist if extensive damp present, causes unclear, or previous treatments failed. Specialist surveys cost £200-500 but provide detailed diagnosis and treatment specifications with guarantees." Red flag: Never recommending specialists or always recommending unnecessarily.

"I'll assess from ground level with binoculars and access loft if possible. Report covers tiles/slates, flashings, valleys, chimneys, and any slipped/missing materials. I'll note immediate repairs needed." Red flag: Not inspecting roof at all or only cursory glance.

"I'll identify missing/slipped tiles visible from ground level with binoculars. Even few missing tiles allow water ingress causing rot. Repair costs £500-2,000; full re-roofs £15,000-40,000+ depending on size." Red flag: Not mentioning visible roof damage or repair implications.

"Based on materials, condition, and age, I'll estimate remaining serviceable life. Typical lifespans: concrete tiles 50+ years, clay 60-100 years, slate 80-150 years. Actual lifespan depends on maintenance and weather exposure." Red flag: Refusing to estimate lifespan or unrealistic projections.

"I'll inspect roof timbers from loft if accessible—checking for rot (soft timber), woodworm (flight holes), and sagging. Active woodworm needs treatment (£1,000-3,000). Structural rot may require timber replacement." Red flag: Not accessing loft when safely possible.

"Current Building Regs recommend 270mm loft insulation. I'll estimate depth and condition. Inadequate insulation increases heating costs. Upgrading costs £300-600 for typical property and improves EPC rating." Red flag: Not commenting on insulation levels at all.

"I'll check chimneys for lean, damaged pots, eroded pointing, and cracks. Leaning chimneys are safety hazards. Repointing costs £500-1,500; rebuild above roof line £2,000-8,000." Red flag: Not assessing chimney stability.

"I'll assess pots for cracks/damage and flashings (lead/zinc seals) for deterioration. Failed flashings are common leak sources. Replacement flashings cost £300-1,200 depending on complexity and access." Red flag: Not mentioning flashings as critical waterproofing.

"Valleys (where roof slopes meet) and leadwork are high-risk leak areas. Lead lifespan 40-60 years. I'll check for splits, corrosion, and improper installation. Valley replacement costs £1,500-4,000." Red flag: Not identifying valleys as leak-prone areas.

"Adequate loft ventilation prevents condensation and timber rot. I'll check for soffit vents, tile vents, or ridge ventilation. Poor ventilation causes damp timber and insulation degradation." Red flag: Not assessing loft ventilation at all.

"I'll identify patch repairs, replaced sections, or amateur fixes (mismatched tiles, excessive sealant). Professional repairs with matching materials are positive. DIY repairs may indicate hidden issues. Request guarantees." Red flag: Not questioning quality of previous repairs.

"I'll identify glazing type—single (pre-1980s), double (1980s+), or triple (modern high-performance). Single glazing is inefficient and cold. Double glazing lasts 15-20 years before seals fail." Red flag: Not identifying glazing type or energy efficiency.

"Condensation between panes indicates seal failure—units need replacement. Failed units don't insulate properly. Replacement costs £200-400 per window depending on size." Red flag: Not checking for failed glazing units.

"I'll test accessible windows for operation and locking mechanisms. Sticking windows may indicate structural movement. Broken locks are security concerns. Budget £50-150 per window for repairs." Red flag: Not testing window functionality at all.

"I'll assess frame materials and condition. Timber: check for rot (sills especially). uPVC: check discoloration/warping (lifespan 20-25 years). Aluminum: check corrosion. Frame replacement costs £400-1,000 per window." Red flag: Not assessing frame condition separately from glass.

"I'll probe accessible timber (sills, bottom rails) for soft rot. Painted timber requires repainting every 4-6 years. Significant rot requires replacement—not just painting over. Treatment costs £100-500 per window; replacement £400-1,000." Red flag: Missing obvious timber rot or not probing frames.

"I'll check doors for security (multipoint locks), weather seals, and gaps. Poor seals cause drafts and heat loss. Recommend upgrading to modern secure doors if inadequate. Costs £500-1,500." Red flag: Not assessing door security or weather-tightness.

"Timber door frames (especially thresholds) prone to rot from water exposure. I'll probe accessible areas. Rotten frames affect security and weather-tightness. Replacement £200-600 per door." Red flag: Not checking door frames for rot.

"Draught-proofing improves energy efficiency significantly. I'll note obvious gaps. Draught-proofing costs £5-15 per window/door DIY, or £200-400 professional whole-house service." Red flag: Not commenting on drafts or energy efficiency.

"I'll identify inadequate locks, broken mechanisms, or missing keys. Insurance may require 5-lever mortice locks on doors. Upgrading locks costs £50-200 per opening. Consider after purchase." Red flag: Not mentioning security implications for insurance.

"I'll estimate age from style, materials, and condition. Modern uPVC windows last 20-25 years. Original Victorian/Edwardian timber may need replacement or extensive maintenance. Full replacement budget £5,000-12,000+." Red flag: Not estimating remaining lifespan or replacement budget.

"I'll identify heating type and distribution. Gas central heating most common/cheapest. Oil requires tank (check condition/location). Electric often expensive. Heat pumps increasingly common in newer properties." Red flag: Not identifying heating fuel type or system.

"I'll identify boiler age from serial number/label and model. Boilers 15+ years old approaching end of life. I'll note if recent service sticker present and recommend Gas Safe inspection if concerns arise." Red flag: Unable to assess boiler age or condition.

"Request Gas Safety Certificate from seller—legally required for rentals. Valid for 12 months. If absent or expired, commission Gas Safe engineer inspection before completion (£60-100)." Red flag: Not advising buyer to request Gas Safety Certificate.

"I cannot fully test heating (limited time, may be summer). I'll note radiator presence, condition, and visible leaks. Cold radiators may need bleeding or system balancing. Power flushing costs £300-600." Red flag: Claiming comprehensive heating test without turning system on.

"I'll assess visible pipes for leaks, corrosion, and materials. Lead pipes (health concern) common pre-1970. Copper pipes last 50+ years. Plastic (modern) lasts 25+ years. Full replumbing costs £2,000-5,000." Red flag: Not identifying pipe materials or obvious leaks.

"I'll note visible leaks, water stains, and can test taps briefly. Cannot fully test pressure or concealed pipework. Low pressure may need pump (£300-600). Leak detection/repair varies widely." Red flag: Missing obvious leak evidence or water damage.

"I'll check consumer unit type, socket types, and visible wiring age. Modern: RCD protection, MCBs. Old: rewirable fuses, round-pin sockets, fabric cables. Rewire costs £3,000-8,000." Red flag: Not assessing electrical safety or age at all.

"EICR tests electrical safety thoroughly—I recommend for properties 30+ years old or with outdated wiring. Valid 5-10 years. Cost £150-400. Request from seller or commission before completion." Red flag: Not recommending EICR for obviously old electrical systems.

"Modern standards: 2 sockets per wall minimum. Insufficient sockets indicate old wiring (potential overloading risk with adapters). Sockets near water sources need RCD protection. Adding sockets costs £100-200 each." Red flag: Not commenting on socket adequacy or placement.

"I'll identify mains drainage or private systems (septic tanks, cesspits). Private systems need regular emptying (£100-300/year) and eventual replacement (£5,000-10,000+). Check Water Authority search." Red flag: Not identifying drainage type—critical for rural properties.

"I'll recommend EICR for old/unsafe electrics, Gas Safe inspection for boiler concerns, CCTV drainage survey if drainage issues suspected. Costs £150-600 depending on test type." Red flag: Never recommending specialists or recommending unnecessarily to generate referral fees.

"I'll identify rewirable fuse boxes (pre-1960s), aluminum wiring (1960s-70s), rubber/fabric cables, or lack of earthing/RCD protection. These pose fire/shock risks. Urgent rewire recommended—costs £3,000-8,000." Red flag: Not recognizing dangerous outdated electrical installations.

"Properties built 1950-2000 likely contain asbestos. I'll identify suspected materials (Artex pre-1985, insulation, pipe lagging, cement roofing) but laboratory testing required for confirmation. I can recommend UKAS-accredited asbestos surveyors." Red flag: Claiming to definitively identify or rule out asbestos without testing.

"Yes—UKAS-accredited asbestos surveyor needed for confirmation and safe removal plan. Asbestos surveys cost £250-700. Don't disturb suspected asbestos until tested. Removal costs vary widely (£1,500-10,000+)." Red flag: Downplaying asbestos risk or not recommending testing.

"Lead pipes (dull grey, soft metal) common pre-1970. Health concern especially for children/pregnant women. I'll identify visible lead. Water test available from supplier. Replacement costs £1,500-4,000." Red flag: Not identifying lead pipes or dismissing health implications.

"Lead paint common pre-1970s. Cannot confirm without testing but multi-layered old paint likely contains lead. Risk when sanding/disturbing. Professional removal £50-100 per window or encapsulate with modern paint." Red flag: Not mentioning lead paint in pre-1970s properties.

"Radon testing recommended in high-radon areas (Cornwall, Derbyshire, Northamptonshire). Environmental search indicates risk. 3-month test costs £50-150. Remediation (sumps, ventilation) costs £1,000-3,000." Red flag: Not mentioning radon in known high-risk areas.

"I'll check garden/boundaries for Japanese knotweed, giant hogweed, or bamboo. Knotweed damages foundations/drains, affects mortgages significantly. Specialist treatment required—costs £2,000-10,000+ over 3-5 years. Treatment plan needed." Red flag: Not checking for invasive plants or missing obvious knotweed.

"I'll identify obvious extensions, loft conversions, or structural alterations that require Building Control approval. Request certificates from seller. Missing documentation may affect mortgage/resale value. Indemnity insurance costs £50-500." Red flag: Not identifying obvious extensions or alteration evidence.

"Yes—request certificates for extensions, loft conversions, structural work, electrical rewires, boiler installations. Work post-2000 especially needs documentation. Your solicitor will pursue missing certificates. Regularization costs vary." Red flag: Not advising buyer to request certificates for obvious work.

"I'll note alterations potentially requiring planning permission (large extensions, new buildings, significant changes). Your solicitor will check planning history. Unauthorized work may need retrospective planning or removal." Red flag: Not flagging obvious planning-permission-required work.

"I'll note if property appears listed or in conservation area based on age/features. Your solicitor confirms status. Listed buildings face strict alteration rules, higher maintenance costs, specialized insurance. May affect future plans." Red flag: Not mentioning heritage designations for obviously old/significant properties.

"I'll assess boundary condition and note obvious defects (leaning, damaged, missing sections). Cannot determine legal ownership/responsibility—solicitor checks title deeds. Fence replacement costs £40-100 per meter." Red flag: Not assessing boundary condition or claiming to know ownership.

"I'll note obvious access issues (shared driveways, footpaths through property, landlocked access). Your solicitor investigates legal rights of way, easements, covenants. These significantly affect use and value." Red flag: Not identifying obvious shared access or unusual access arrangements.

"Report will prioritize urgent (immediate), short-term (1-2 years), and long-term repairs. Cost estimates based on typical regional contractor rates. Get formal quotes for major works before completing purchase." Red flag: Refusing to provide any cost guidance or unrealistic estimates.

"Report categorizes urgent (immediate), short-term (1-2 years), and long-term maintenance. Short-term items include repointing, gutter repairs, minor leaks, boiler servicing. Budgeting helps prioritize spending." Red flag: Not providing maintenance timeline or priorities.

"I'll estimate future major expenditure—roof replacement, rewiring, boiler replacement, repointing, window replacement. Helps you budget realistically. Major items often £5,000-40,000+. Consider setting aside £1,000-2,000/year for maintenance." Red flag: Not providing forward-looking cost projections.

"Yes—as an additional service, I provide cost ranges based on typical regional contractor rates. These are estimates for budgeting—get formal quotes for major works. Cost estimates help negotiate purchase price or plan post-purchase spending." Red flag: Refusing to provide any cost guidance or wildly inaccurate estimates.

"That's your decision based on severity of defects, market conditions, and budget. Major defects (Rating 3, significant costs) often justify renegotiation. Average reductions £5,000-15,000 for significant issues. Your surveyor provides evidence; you decide strategy." Red flag: Surveyor directing you to negotiate without explaining it's your choice.

"I'll recommend specialists when needed: Structural engineer (movement/cracks), damp specialist (extensive damp), EICR (old electrics), drainage survey (drainage concerns), asbestos surveyor (suspected ACMs). Typical costs £150-1,200 depending on type." Red flag: Never recommending specialists or recommending unnecessarily for referral fees.

"I'll note energy efficiency issues: inadequate insulation, old boiler, single glazing, no cavity wall insulation. EPC improvements increase comfort, reduce bills, add value. Government grants sometimes available. Typical improvements £1,000-8,000." Red flag: Not commenting on obvious energy efficiency issues.

"Overall condition summarized in report: Excellent (minimal defects), Good (normal maintenance needed), Fair (repairs needed), Poor (significant work required). I'll highlight key areas of concern and positive features." Red flag: Not providing clear overall assessment or sugar-coating serious issues.

"Lenders may refuse mortgages for: severe subsidence, Japanese knotweed within 7m, extensive asbestos, structural instability, illegal alterations, severe dampness. I'll flag potential mortgage concerns. Lender makes final decision based on valuation and my report." Red flag: Not identifying mortgage-affecting issues or misleading about severity.

"Absolutely—I provide one free follow-up consultation (usually 15-30 minutes) to clarify findings, answer questions, or explain technical terms. Contact via [email/phone]. Additional consultations charged at hourly rate if extensive discussion needed." Red flag: Refusing post-report contact or charging immediately for questions.

"I cannot advise on purchase decisions—that's your choice based on the report, your budget, circumstances, and risk tolerance. My role is objective assessment. I'll clearly explain all findings so you can make an informed decision." Red flag: Giving definitive buy/don't buy advice—surveyors assess condition, not suitability for you.