How your clients can prepare for a home survey

Although solicitors are not responsible for preparing the property, sharing some practical guidance with clients can help reduce avoidable restrictions and support a smoother surveying process.

Where the survey has been commissioned by a buyer, access will usually need to be coordinated with the seller, occupier or estate agent.

Confirm the appointment and access arrangements

Clients should ensure that the person providing access knows when the surveyor is expected and has all the necessary keys. If an estate agent or representative will attend, they should be made aware of any garages, outbuildings, shared areas or separate access points included within the property.

The surveyor should also be told in advance about:

• Parking or access restrictions
• Security gates or entry systems
• Tenants or other occupants
• Areas that may be unsafe or difficult to access
• Pets at the property

Clear communication can help prevent delays, access limitations or the need for another visit.

Make inspection areas accessible

The surveyor will need to move through the property and visually inspect the areas included within the agreed scope of the survey.

The property does not need to be emptied or deep-cleaned, but unnecessary clutter should be removed from:

• Doorways and hallways
• Windows and window frames
• Areas showing signs of damp or cracking
• Cupboards containing utility meters
• Cellar or basement access points
• The space around boilers and heating controls

Surveyors will not normally move heavy furniture or personal belongings. If an important area is obstructed, the surveyor may be unable to inspect it fully and will record this limitation within the report.

Provide safe access to the loft

The roof space can provide useful information about the property’s construction, insulation, ventilation and roof condition. Where possible, the loft hatch should be accessible and free from stored items or furniture. If a fitted loft ladder is available, it should be safe to use.

Clients should not attempt to create access where none exists or move anything that could present a risk. The surveyor will decide whether the roof space can be inspected safely and in accordance with the survey level.

RICS inspection guidance explains how access, safety and the selected service affect the scope of an inspection.

Remember garages and outbuildings

If the property includes a garage, shed or permanent outbuilding, arrangements should be made for the surveyor to access it. Doors and gates should be unlocked where possible, with clearly labelled keys available for areas that cannot be accessed from the main property. Garden paths and external areas should also be reasonably clear so the surveyor can view the outside of the building safely.

Make the necessary keys available

Windows, doors and other secured areas can form an important part of the inspection. However, the surveyor may only be able to open them where permission has been given, and the appropriate keys are available.

This may include keys for:

• External doors
• Patio or balcony doors
• Lockable windows
• Garages
• Side gates
• Outbuildings
• Meter cupboards

Labelling the keys can help the surveyor or estate agent identify them quickly.

Gather relevant property documents

Documents relating to the property’s construction, alteration or maintenance can provide useful background information.

Where available, the seller or property representative could gather:

• Planning permissions
• Building Regulations approvals
• Guarantees and warranties
• Electrical or gas safety certificates
• Damp-proofing or timber-treatment guarantees
• Roof, window or boiler documentation
• Reports relating to previous structural work
• Details of extensions, conversions or alterations
• Records of insurance claims affecting the property

Not every document will be relevant to every survey but making them available may help the surveyor understand the property’s history. These documents do not replace the buyer’s legal enquiries or the solicitor’s own review of the title and property information.

Share details of previous problems and repairs

Known problems should be disclosed to the surveyor where appropriate. These might include:

• Previous leaks
• Recurring damp
• Cracking
• Flooding
• Subsidence or structural movement
• Repairs following an insurance claim

This does not necessarily mean that the issue remains active. It provides useful context and may help the surveyor identify areas requiring closer attention. Where repairs have been completed, supporting reports, guarantees or invoices may also be helpful.

Avoid concealing defects before the inspection

Filling a crack, painting over staining or carrying out a cosmetic repair immediately before the survey can make it more difficult to understand the cause or extent of a problem.

Where possible, the affected area should remain visible until the inspection has taken place. Photographs showing its previous condition can also provide useful evidence if repair work has already been completed.

Does the client need to attend?

The buyer will not usually need to attend the inspection. In many cases, access will be arranged through the estate agent, seller or current occupier.

If the seller or occupier remains at the property, they can provide relevant information at the beginning of the appointment before allowing the surveyor sufficient space to work independently. Any specific concerns the buyer would like considered should be shared with the surveyor in advance.

A checklist to share with clients:

Before the survey takes place:

• Confirm who will provide access
• Ensure the correct keys are available
• Clear doorways and important inspection areas
• Make the loft hatch accessible
• Unlock garages, gates and outbuildings
• Gather relevant property documents
• Share details of previous defects or repairs
• Secure pets safely
• Highlight areas that may be difficult or unsafe to access
• Send the surveyor any specific concerns in advance

Supporting a smoother surveying process