Buying your first property in Exeter or anywhere in Devon is exciting, but it can also feel overwhelming. As chartered building surveyors who've helped hundreds of first-time buyers throughout the region, we've created this comprehensive guide to explain everything you need to know about property surveys. Understanding surveys gives you peace of mind and could save you thousands on your first home purchase.
Why Do First Time Buyers Need a Property Survey?
Many first-time buyers wonder if they really need a survey. The short answer is yes, absolutely. Here's why a professional building survey is essential when buying a property in Exeter or throughout Devon.
Your Lender's Valuation Isn't Enough
When you apply for a mortgage, your lender arranges a basic valuation. However, this is not a survey. The valuation simply confirms the property is worth enough to secure the loan. It doesn't identify building defects, assess condition, or protect your interests as a buyer.
As chartered surveyors in Exeter, we regularly find significant issues in properties that passed mortgage valuations. Rising damp, structural movement, roof problems, and other costly defects often go unnoticed in basic valuations.
Protection for Your Biggest Investment
For most first-time buyers, a property purchase represents the largest financial commitment they'll ever make. Spending a few hundred pounds on a professional survey can identify problems costing tens of thousands to repair. This knowledge lets you negotiate the price, request repairs, or walk away from a poor investment.
Peace of Mind for Your Property Purchase
Buying your first home is stressful enough without worrying about hidden defects. A detailed and comprehensive survey report from our RICS chartered building surveyors gives you complete peace of mind. You'll know exactly what you're buying and can make an informed decision.
Types of Property Surveys Explained
Understanding the different survey types helps you choose the right one for your property purchase. Here's what our chartered surveyors in Exeter offer:
RICS Level 2 Home Survey (HomeBuyer Report)
This is the most popular choice for first-time buyers purchasing conventional properties in reasonable condition. The Level 2 survey provides:
- Visual inspection of accessible areas
- Assessment of major property elements
- Identification of urgent defects and potential issues
- Traffic-light rating system (red, amber, green)
- Optional property valuation
- Market value assessment
Our building surveyors recommend Level 2 surveys for properties built after 1900 using standard construction methods. These include modern homes, conventional terraced houses, and properties in reasonable condition throughout Exeter and Devon.
Typical cost: £400-£600 depending on property size and location in Devon.
RICS Level 3 Building Survey (Full Structural Survey)
The Level 3 survey provides the most comprehensive assessment available. Our chartered building surveyors conduct in-depth inspections of all accessible areas, producing detailed reports that explain exactly what's wrong and why.
We recommend Level 3 surveys for:
- Properties built before 1900
- Listed buildings common in Exeter's historic areas
- Properties in poor condition
- Unusual construction methods
- Properties you plan to renovate significantly
- Large or complex buildings
While more expensive, Level 3 surveys provide invaluable detail for older or problematic properties, helping you avoid expensive surprises.
Typical cost: £600-£1,500+ depending on property complexity.
New Build Snagging Survey
Even brand new properties need checking. Our snagging surveys identify defects in new builds before completion, ensuring builders fix problems before you move in. Common issues include poor paintwork, faulty fittings, and building regulation compliance issues.
Typical cost: £300-£500 for new build properties.
How to Choose the Right Survey for Your First Home
Choosing between Level 2 and Level 3 surveys confuses many first-time buyers. Here's our expert property advice based on years of experience throughout Exeter and Devon:
Choose a Level 2 Survey If:
- The property was built after 1900
- It's a standard construction (brick, block, timber frame)
- The property appears in reasonable condition
- You're on a tight budget
- It's a conventional terraced, semi-detached, or detached house
Choose a Level 3 Survey If:
- The property was built before 1900
- It's a listed building or in a conservation area (common in Exeter)
- You've noticed visible problems during viewings
- The construction is unusual (cob, steel frame, etc.)
- You're planning major renovations or extensions
- The property has been significantly altered or extended
- You want maximum detail and peace of mind
Still unsure? Get in touch with our team. Our chartered building surveyors can discuss your specific property and recommend the most suitable survey type. We're here to help, not sell unnecessary services.
What Happens During a Property Survey?
Understanding the survey process helps reduce anxiety for first-time buyers. Here's what to expect when you book a survey with our Exeter surveyors:
Step 1: Booking Your Survey
Once your offer is accepted, contact us immediately to book your survey. Property purchases move quickly, and early surveys help avoid delays. We'll need:
- The property address
- Your solicitor's details
- The estate agent's contact information
- Your preferred survey type
We coordinate with all parties to arrange access. The estate agent typically provides keys or arranges for the vendor to be present.
Step 2: The Site Visit
Our chartered surveyor visits the property for the inspection. This typically takes:
- Level 2 survey: 2-3 hours for an average house
- Level 3 survey: 3-4+ hours depending on property size
- Snagging survey: 2-3 hours
You don't need to attend the inspection, though first-time buyers often find it helpful. If you attend, our surveyor can point out key issues and answer questions, though the written report provides all necessary detail.
Step 3: Report Preparation
Following the inspection, our building surveyors prepare your detailed report. We deliver reports within 24-48 hours of the site visit, ensuring your property purchase proceeds smoothly.
Step 4: Report Delivery and Discussion
We send your comprehensive report electronically. Take time to read it carefully, highlighting any concerns. We encourage first-time buyers to contact us with questions - understanding your survey report is crucial for making informed decisions.
Understanding Your Survey Report
Survey reports contain technical information, but our chartered surveyors write in plain English to ensure first-time buyers understand findings.
The Traffic Light System (Level 2 Surveys)
Level 2 surveys use color coding:
- Green (1): No repair currently needed. Normal maintenance required.
- Amber (2): Defects needing repair or replacement but not urgent. Budget for these works.
- Red (3): Urgent defects requiring immediate attention. Serious issues affecting value or safety.
Red ratings don't automatically mean walking away. Many issues are fixable, but they require proper assessment and budgeting. Our surveyors explain what each rating means for your specific property.
Common Findings in Devon Properties
Through conducting hundreds of surveys throughout Exeter and Devon, we regularly identify certain issues:
Damp Problems
Devon's high rainfall makes damp common. We often find rising damp in older properties, penetrating damp from roof or wall defects, and condensation issues in properties with poor ventilation. Most damp problems are treatable, but costs vary significantly.
Roof Issues
Slate roofs common on Devon properties eventually need attention. We assess remaining roof life and identify repairs needed. Budget considerations for roof work range from simple repairs (£500-£2,000) to complete re-roofing (£8,000-£15,000+).
Structural Movement
Minor cracking in older properties is normal and rarely serious. However, ongoing movement or subsidence requires specialist investigation. Our surveys distinguish between historic settlement and active problems.
Outdated Services
Old electrical installations, heating systems, or plumbing may need upgrading. While not always urgent, budgeting for these improvements helps avoid surprises after moving in.
What to Do After Receiving Your Survey
Your survey results guide your next steps. Here's what first-time buyers should consider:
No Significant Issues Found
Great news! You can proceed with confidence. Even surveys showing only minor maintenance issues provide valuable peace of mind and information for future property ownership.
Minor Issues Identified
Most properties have some defects. For minor issues, you might:
- Accept them and budget for future repairs
- Ask the seller to reduce the price slightly
- Request the seller completes repairs before completion
Your solicitor can help negotiate based on survey findings. Remember, perfect properties don't exist - it's about managing expectations and costs.
Significant Problems Discovered
If our survey identifies major building defects, you have options:
1. Renegotiate the Price
Present the survey to the seller through your estate agent or solicitor. Request a price reduction reflecting repair costs. Many sellers agree to adjustments when faced with professional survey evidence.
Example: If our survey identifies £10,000 of necessary roof repairs, you might negotiate a £8,000-£10,000 price reduction, acknowledging you'll need to arrange repairs after purchase.
2. Request Repairs Before Completion
Ask the seller to complete repairs before you take ownership. This works well for urgent issues but may delay completion. Ensure work is done to proper standards - request proof from qualified contractors.
3. Obtain Specialist Reports
Sometimes our survey recommends further investigation. We might suggest a structural engineer for movement concerns, a damp specialist for extensive moisture problems, or a roofing contractor for detailed roof assessment.
These additional reports provide accurate repair costs for negotiations and help you understand the full extent of problems.
4. Walk Away
If problems are too severe or costs too high, you can withdraw from the purchase. While disappointing, this is exactly why surveys exist - to protect first-time buyers from poor investments.
You've lost survey and legal costs, but avoided buying a property with serious issues. This is the survey working as intended.
Common Questions from First Time Buyers
"Can I Skip the Survey to Save Money?"
We strongly advise against this. Survey costs are tiny compared to repair bills for unidentified defects. As chartered surveyors covering Exeter and Devon, we've seen too many buyers discover expensive problems after completion when it's too late to negotiate or withdraw.
Think of surveys as insurance. Spending £500-£800 could save £10,000-£50,000 in unexpected repair costs.
"When Should I Book My Survey?"
Book immediately after your offer is accepted. Surveys typically happen 1-2 weeks after booking, and you need results before exchange of contracts. Early surveys prevent delays and allow time for negotiations if issues arise.
"What If the Survey Finds Problems?"
Finding problems is disappointing but valuable. You're much better knowing about issues before committing legally to the purchase. Problems don't necessarily mean walking away - they mean making informed decisions and negotiating appropriately.
"Do I Need to Be Present for the Survey?"
You don't need to attend, though many first-time buyers find it helpful. Seeing our surveyor work and asking questions on-site provides additional understanding. However, everything important appears in the written report.
"How Long Before I Get My Report?"
We deliver reports within 24-48 hours of the inspection. This quick turnaround ensures your property purchase proceeds smoothly without unnecessary delays.
Budgeting for Your Survey
Factor survey costs into your property purchase budget from the start. Typical survey costs in Exeter and Devon:
- Level 2 Survey: £400-£600 for average houses
- Level 3 Survey: £600-£1,500+ depending on property size and complexity
- Snagging Survey: £300-£500 for new builds
Additional costs may include:
- Specialist reports if recommended (£200-£500+)
- Property valuation if adding to Level 2 survey (£100-£200 extra)
Get in touch for accurate quotes based on your specific property.
Tips for First Time Buyers in Exeter and Devon
Based on our experience as chartered building surveyors throughout the region, here's additional advice for first-time buyers:
Understand Devon's Property Market
Properties in Exeter and coastal towns like Exmouth or Sidmouth command premium prices. Competition is high, but don't let pressure force you to skip due diligence. A survey protects your investment regardless of market conditions.
Consider Total Ownership Costs
Beyond the purchase price, budget for:
- Survey costs
- Legal fees (solicitor)
- Stamp duty (if applicable)
- Moving costs
- Initial repairs identified in survey
- Ongoing maintenance
Our surveys help you understand maintenance requirements, allowing accurate budgeting for property ownership.
Don't Rush Important Decisions
Property purchases feel pressured, but take time to understand your survey report. Discuss findings with family, friends, or independent advisors. Our chartered surveyors are always available to answer questions and provide expert property advice.
Build a Good Professional Team
Successful property purchases rely on good professionals:
- A reputable solicitor experienced in property conveyancing
- Chartered building surveyors (that's us!)
- A mortgage broker if needed
- Trustworthy estate agents
Professional guidance throughout the process provides peace of mind and helps avoid costly mistakes.
Why Choose Exeter Surveyors for Your First Home Survey?
As local chartered surveyors, we understand the challenges first-time buyers face. Here's what sets us apart:
Experience in the Property Sector
We've conducted hundreds of surveys for first-time buyers throughout Exeter and Devon. This experience helps us explain findings clearly and guide you through the process with empathy and understanding.
Knowledge of Exeter and Devon Properties
Our deep knowledge of Exeter and the surrounding areas means we understand local building styles, common regional defects, and Devon's unique property characteristics. We know what to look for in Victorian Exeter terraces, coastal properties in Exmouth, or rural cottages throughout the countryside.
RICS Accreditation
All our surveyors are chartered members of the Royal Institution of Chartered Surveyors (RICS), plus members of CIOB and RPSA. This ensures we maintain the highest standards in property surveying and provide you with expert property advice you can trust.
Clear, Understandable Reports
We write reports in plain English specifically for first-time buyers who may be unfamiliar with technical construction terms. If anything isn't clear, we're always available to explain.
Competitive Pricing
We provide transparent, competitive quotes with no hidden fees. As local surveyors covering Exeter and surrounding areas, we offer excellent value without compromising on quality.
Ready to Get Your Property Survey?
Buying your first home in Exeter or anywhere in Devon is exciting. Let our chartered building surveyors provide the professional survey you need for complete peace of mind.
Get in touch today for a free quote or to discuss your property requirements. We're here to guide you through your property surveying journey with expert advice tailored to first-time buyers.
Contact our friendly team and take the first step toward securing your first property purchase with confidence.
