House Survey Found Problems? What to Do Next

Receiving a property survey report that flags problems can feel alarming, especially when you have already emotionally committed to a property. But finding issues in a survey is common - it does not automatically mean the purchase is in trouble. What matters is understanding what each issue means, how serious it is, and what your realistic options are.

First: Understand What the Survey Is Telling You

Before you react, read the report carefully in full. Survey reports use a condition rating system: Rating 1 means no repair needed now; Rating 2 means defects that need attention but are not urgent; Rating 3 means defects that are serious or need urgent investigation or repair.

A report with several Condition 2 items is not unusual, particularly for an older property. The findings that need the most attention are those rated Condition 3, those flagged for specialist investigation, and any items where the surveyor notes active deterioration or immediate risk.

Common Problems Found in House Surveys

Damp

Damp is one of the most commonly flagged issues. Rising damp moves up through walls lacking an effective damp proof course; penetrating damp comes through failed pointing, render or gutters; condensation relates to ventilation and heating. Your surveyor may recommend a specialist damp survey to confirm the source and likely cost before you exchange.

Structural Movement

Settlement that has stabilised is common in older properties and not necessarily serious. Active subsidence is more significant and warrants a structural engineer's assessment before exchange to establish the cause and what remediation may be required.

Roof Defects

Roof issues range from slipped tiles to deteriorated timbers. Routine items are low-cost; widespread covering deterioration or water ingress affecting timbers may warrant specialist roofer quotes before exchange.

Drainage and Services

Surveys inspect drainage and services visually but cannot test them in depth. A CCTV drainage survey can identify cracked, root-affected or blocked drains, and an electrical installation condition report (EICR) gives a clear picture of the wiring's safety and age.

What Are Your Options When a Survey Finds Problems?

1. Proceed Without Adjustment

If the issues are minor and broadly in line with what you expected for the property's age and type, you may proceed as planned.

2. Renegotiate the Purchase Price

If significant defects weren't apparent when you offered, it's reasonable to renegotiate. Approach this with contractor quotes for the repairs identified so the conversation is grounded in realistic costs.

3. Request Repairs Before Completion

You can ask the seller to carry out specific repairs before completion. This works for straightforward items but is less suitable for complex structural matters where work quality is hard to verify before ownership.

4. Walk Away

Sometimes the issues are serious enough - or the seller unwilling to negotiate - that withdrawing is the right decision, particularly where active structural movement is found. Walking away is not a failure; it is the survey doing its job before you are legally committed.

Getting Specialist Reports After a Survey

Where your survey recommends further investigation, arrange specialist reports promptly. A structural engineer establishes the cause of movement; an independent damp specialist confirms the source and treatment; a CCTV drainage survey checks the drains; and an EICR assesses the wiring.

Talking to Your Surveyor About the Findings

Your surveyor is the right first point of contact. Most are available for a follow-up conversation to explain what each item means in practical terms, how serious it is for the property type and age, and what the appropriate next steps are.

Frequently Asked Questions

Should I pull out if the survey finds damp? Not necessarily - damp is common in older properties and often treatable at a manageable cost. Understand the type and extent first.

Can I use survey findings to reduce the price? Yes - obtain contractor quotes for the repairs identified and use those costs as the basis for the renegotiation.

What if the seller refuses to negotiate? If the issues are significant, you can withdraw before exchange. You'll have incurred survey and legal costs but won't be legally committed.

Talk to NIVEK About Your Survey Findings

If you've received a survey report and want a clear, practical explanation of what the findings mean for your purchase, NIVEK Surveyors can help. Our RICS-regulated surveyors cover Nottingham, Derby, Leicester, Coventry, Mansfield and the wider East Midlands.