What to Do When a Home Survey Reveals Problems

You have received your survey report and it has flagged a list of problems. It might be damp in the basement, roof tiles that need replacing, cracks in the walls, or something more significant. This is a moment that understandably causes buyers some anxiety — but it is not necessarily a reason to panic or walk away.

A survey report that finds issues is doing exactly what it is supposed to do. Understanding what the findings mean, and what options you have, puts you back in control.

Step one: understand the condition ratings

RICS survey reports use a condition rating system to categorise the severity of any issues found. Understanding these ratings is the first step to making sense of what the report is telling you.

A Condition 2 rating is not cause for alarm on its own — most older properties have some maintenance needed. A Condition 3 rating deserves careful attention and may warrant obtaining a specialist quote before you decide how to proceed.

Step two: do not make decisions based on the report alone

A home survey is a visual inspection carried out at a point in time. Surveyors flag what they can see and recommend further investigation where appropriate. The report is a starting point, not a final diagnosis.

If the surveyor recommends “further investigation” for a specific issue — such as signs of damp, potential structural movement, or concerns about drainage — it is worth acting on that recommendation before you proceed. Arranging a specialist assessment gives you a clearer picture of the actual cost and scale of any problem.

When to get a specialist report

Your RICS surveyor may recommend obtaining specialist reports in areas such as:

• Structural engineering, if there are signs of movement or significant cracking
• Damp and timber, if damp penetration or rot is suspected
• Drainage, if there are concerns about the condition of drains or sewers
• Electrical or gas, if the systems appear outdated or in poor condition
• Roofing, if access was limited or significant defects were flagged

These specialist assessments take a closer look at specific issues and provide detail that a general survey cannot. They also give you repair costings, which are essential for any negotiation.

Step three: consider your options

Once you have a clear picture of what the problems are and what they are likely to cost to fix, you have several options available to you.

Renegotiate the purchase price

This is one of the most common responses to a survey that finds significant issues. If the property has problems that will cost money to address, you may have grounds to ask the seller to reduce the agreed price to reflect that.

To negotiate effectively, you need either a repair quote from a specialist or a clear estimate of the work involved. Your surveyor’s report, combined with any specialist assessments you have obtained, provides the evidence for that conversation.

Ask the seller to carry out repairs before completion

Rather than a price reduction, you may prefer to ask the seller to address specific issues before the sale completes. This approach can work well for straightforward repairs, though it requires trust and clear documentation in the form of warranties or completion certificates where relevant.

Proceed as originally agreed

If the issues are minor, already known to you, or reflected in the purchase price, you may decide to proceed without any renegotiation. This is entirely reasonable, particularly if the problems are cosmetic or routine maintenance items.

Withdraw from the purchase

If the survey reveals problems of a scale or severity that you are not comfortable with — or that make the property unsuitable for your intended use — you have the option to withdraw. Before exchange of contracts, you can do this without financial penalty, though you may have incurred costs for the survey and legal fees.

Before you withdraw: get the facts

It is worth taking a measured approach before deciding to walk away. Problems that look alarming in a survey report sometimes turn out to be more manageable than expected once a specialist has assessed them. Getting a quote first gives you accurate information to base your decision on.

How to have the conversation with the seller

Renegotiating after a survey can feel uncomfortable, but sellers generally expect some negotiation if problems are found. A factual, evidence-based approach tends to work better than an emotional one.

• Share the relevant sections of the survey report (or specialist report) with the seller
• Be clear about what you are asking for — a price reduction, specific repairs, or further information
• Allow the seller time to respond and consider their position
• Work through your solicitor where possible to keep the process formal and documented

Sellers are not obliged to accept any renegotiation, but many will engage constructively rather than risk the sale falling through altogether.

What your solicitor can do

Your solicitor should be kept informed of any significant findings from the survey. They can advise on how to protect your position, whether it makes sense to proceed, and how to document any agreements about repairs or price adjustments as part of the contract.

They may also carry out searches that reveal additional relevant information about the property — such as planning history, drainage responsibilities, or local authority notices — that complements your survey findings.

For buyers dealing with lender requirements after a report, see our guide on mortgage retention — when lenders hold back funds.