Your survey found a problem — what happens next?

Finding a problem in a survey report is unsettling, but it is also exactly what the survey was for, and having the issue documented before completion generally puts a buyer in a stronger position than discovering it afterwards. What happens next depends on the nature and seriousness of the finding, but there is a fairly standard sequence most buyers work through, and understanding it in advance can make the process feel less overwhelming when a report lands with red or amber flags on it.

The first sensible step is usually to go back to the surveyor who wrote the report. Most surveyors are willing to talk through their findings by phone once the written report has been delivered, and it is worth asking directly how serious they consider the issue, what they think it might cost to put right, and whether they would recommend a further specialist inspection, for example by a structural engineer, a damp specialist, or a timber and damp surveyor, depending on what has been found. A RICS Home Survey Level 2 or Level 3 report will often include a repair cost estimate or at least a steer on urgency through its traffic-light ratings, but a general estimate from the surveyor is usually a starting point rather than the final word on cost, particularly for anything structural.

Once there is a general sense of what the problem might involve, getting independent quotes from the relevant trade or specialist is the next practical step. A builder, structural engineer, roofer, damp specialist or other relevant professional, depending on the issue, can give a firmer estimate of repair costs than a survey report alone, and having a specific figure, rather than a vague sense that "something needs fixing", makes any renegotiation conversation far more concrete and harder for a seller or their agent to dismiss.

With the survey findings and a specialist quote in hand, most buyers then go back to the estate agent, and through them the seller, to discuss what happens next. Because a residential purchase in England and Wales remains "subject to contract" right up until contracts are formally exchanged, a buyer is not legally bound to the price they originally agreed and generally has several options open to them at this stage. They can choose to proceed at the originally agreed price if the issue turns out to be minor or acceptable. They can ask for the price to be renegotiated downward, usually by roughly the cost of the necessary repair work, sometimes with a bit of headroom built in for uncertainty. They can ask the seller to have the problem fixed by a suitable tradesperson before completion, rather than reducing the price. Or, in more serious cases, they can decide to withdraw from the purchase altogether. Which option makes sense depends heavily on the severity of the issue, how much the buyer wants the property, and how the seller responds to the conversation.

A mortgage lender's own valuation can also come into play here, separately from the buyer's own decision-making. A lender's surveyor may value the property lower than the agreed purchase price in light of issues identified, which can affect how much the lender is willing to advance. In some cases a lender will impose what is commonly called a retention, holding back a portion of the mortgage funds until specified remedial work has been completed, satisfactory further reports have been provided, or both. A retention is not a punishment; it is simply the lender protecting its own security in the property, but it can affect a buyer's cash flow at completion, so it is worth asking a mortgage broker or lender directly whether this is a realistic possibility once survey issues have come to light.

Throughout this process, it is worth remembering that a survey report identifying a problem is not automatically a reason to panic or to abandon a purchase. Many issues, from damp in a specific area to ageing but serviceable roof coverings, are routine, well understood, and reflected in the sort of repair costs that come up regularly in property transactions. The value of the survey is that it turns an unknown risk into a known, quantifiable one that can be discussed openly, priced properly with independent quotes, and either resolved through negotiation or factored consciously into the decision to proceed. Because negotiating a price reduction, requesting repairs, or deciding whether to withdraw can have real financial and contractual consequences, it is sensible to loop in your conveyancer or solicitor at this stage too, since they can advise on the contractual position specific to your transaction; this article is general information rather than legal or financial advice.

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