Property Survey Near Me: Surveys in Preston and Lancashire
“Property survey” is one of those phrases that means different things to different people. A first-time buyer usually means a home survey before purchase. A landlord might mean a condition report on a block of flats. A farmer may be thinking of a land and buildings appraisal. A business owner could be asking about a commercial lease.
If you’ve searched for a “property survey near me” and aren’t sure what you’re looking at, this guide sets out the main types of survey, who needs them, and how to choose a surveyor you can trust.
What is a property survey?
A property survey is a professional assessment of a building or piece of land, carried out by a qualified surveyor. The purpose varies: it might be to identify defects, to confirm value, to advise on a legal or planning matter, or to help you plan maintenance. What they share is an independent expert opinion that you can rely on when making a decision.
That opinion matters most when a lot of money is involved, which with property is almost always.
The main types of property survey
Residential surveys
These are for buyers (and sometimes owners) of houses and flats. RICS home surveys come in three levels:
- Level 1 (Condition Report): a basic overview for newer, conventional homes.
- Level 2 (Home Survey): a more detailed inspection with advice on repairs. This suits most homes in reasonable condition.
- Level 3 (Building Survey): a comprehensive inspection for older, larger, altered or unusual properties.
If you are buying, the survey is arranged separately from your lender’s valuation, and it is done for you.
Valuation surveys
A valuation tells you what a property is worth. People commission them for sale or purchase, probate, divorce settlements, tax planning, shareholder or partnership agreements, and secured lending. Some uses need a formal RICS Red Book valuation, which follows set professional standards and is accepted by banks, courts and HMRC. Others only need a simpler market appraisal. A surveyor can tell you which is right.
Commercial property surveys
Shops, offices, industrial units and mixed-use buildings need different advice from homes. Commercial surveys might involve a building condition survey before taking a lease, advice on rent reviews or lease renewals, or an assessment of the property’s value as an investment.
Rural and agricultural surveys
Farms and rural estates involve land, buildings, tenancies and sometimes development potential. Advice here comes from surveyors who understand agricultural law and valuation, such as members of the Agricultural Valuers’ Association.
Planning and development advice
It isn’t a “survey” in the strict sense, but it is often the next step. If your survey or your plans raise questions about extending, changing the use of a building or developing land, a planning consultant can assess whether you need permission and help you apply.
How to decide which survey you need
Start with your situation, not with the survey name.
If you are… | You probably need… |
Buying a standard house or flat | RICS Level 2 Home Survey |
Buying an older, altered or unusual property | RICS Level 3 Building Survey |
Selling, settling an estate or splitting assets | A valuation (Red Book if a formal figure is required) |
Taking or renewing a commercial lease | Commercial surveyor advice |
Managing farmland or rural property | Rural surveyor advice |
Planning an extension or change of use | Planning consultant advice |
If you aren’t sure, a short phone call to a surveyor will usually settle it in a few minutes.
What should a property survey report include?
Although layouts differ, a good report should:
- Describe the property and its construction in plain language
- Rate the condition of each main element
- Identify defects and explain what is causing them
- Prioritise repairs by urgency
- Recommend any specialist inspections that are needed
- Give practical advice on what to do next
If a report is full of technical jargon and vague disclaimers, ask the surveyor to explain it. A good surveyor will be happy to.
Why a local surveyor is worth having
Property is local. Building types, ground conditions, flood risk, planning attitudes and market values all vary from one area to the next, sometimes street by street.
A surveyor who works around Preston, Chorley, Southport, Ormskirk and Wigan sees these patterns every week. They know how local housing typically behaves, what the councils expect from planning applications, and what buyers and tenants in the area are looking for. That experience is built into every inspection and every piece of advice.
Practically, a local firm can also visit quickly, answer follow-up questions without delay and be available in person if you need them.
Checking a surveyor’s credentials
Before you instruct anyone, check three things:
- RICS membership. Look for MRICS or FRICS, and verify it on the RICS website.
- The right specialism. A residential surveyor is not automatically the best person to advise on a farm or a commercial lease.
- Insurance and complaints procedure. Regulated firms must carry professional indemnity insurance and have a complaints process.
Also ask who will do the work. In some firms the person you speak to is not the person who visits the property.
How much does a property survey cost?
Fees depend on the type of survey, the size and age of the property, and its location. A flat will cost less to survey than a large period house, and a Level 3 survey will generally cost more than a Level 2. Ask for a written quote based on the specific property before you commit, and be wary of prices that look much lower than others, as the inspection may be shorter or the report thinner.
Property surveys with Wignalls
Wignalls Chartered Surveyors provide home surveys, valuations, planning advice, commercial property and estate management, and rural surveying across Preston, Lancashire and Merseyside. We explain the options at the start, give you a clear fee, and talk through our findings once the report is done, so you know what it means for your decision.
For a quote or a no-obligation conversation, call us on 01772 419 277 or contact us through the website. Tell us about the property and what you’re trying to achieve, and we’ll point you to the right service.