You've received your survey report and it's flagged significant defects. Your first reaction might be panic — but a survey report full of red items isn't necessarily the end of your purchase. Here's how to respond constructively and make a clear-headed decision.
Step 1: Don't Panic — Read the Report Properly
Many buyers receive a survey report and focus immediately on the summary or the red items without reading the detail. A Condition Rating 3 (urgent) doesn't necessarily mean the property is falling down — it means the issue requires prompt attention. Before drawing conclusions, read the full description of each item and understand what the surveyor is actually saying.
Pay particular attention to:
Step 2: Call Your Surveyor
Every Volarex survey includes a follow-up telephone consultation. Use it. Your surveyor can explain in plain English what each item means, put it in context, and give you their honest view on severity.
Questions worth asking:
A good surveyor will be honest with you. If the issues are serious, they'll tell you. If the report looks alarming but the reality is manageable, they'll explain that too.
Step 3: Get Specialist Advice Where Recommended
If the survey recommends specialist investigation, commission it before making a decision. Common specialist reports include:
Structural engineer: Required where the survey identifies significant cracking, movement, subsidence, or structural instability. A structural engineer can determine the cause and extent of movement and specify remedial works.
Damp specialist: Approach this carefully. Damp-proofing companies have a commercial incentive to recommend treatment. Instead, instruct an independent RICS-qualified damp specialist or a building surveyor with damp expertise.
Drainage survey (CCTV): Where the survey raises concerns about drainage, a CCTV survey of the drains will reveal whether there are collapsed sections, root infiltration, or misconnections.
Electrical inspection: The survey will comment on the consumer unit and any visible wiring, but a full electrical installation condition report (EICR) is carried out by a registered electrician. If the electrics are old, this is worth commissioning.
Asbestos survey: If asbestos-containing materials are identified, a licensed asbestos surveyor can confirm whether they are in good condition and whether any action is required.
Step 4: Get Cost Estimates
Before you can make a decision or negotiate, you need to understand the cost of remediation. Get at least two quotes from relevant contractors for any significant works identified. Your surveyor may be able to provide indicative costs — but these are approximations, not quotes.
Step 5: Decide on Your Negotiating Position
Once you understand the likely remediation costs, you have options:
Renegotiate the price. A legitimate defect-based reduction is a normal part of the property buying process. Present the survey findings and cost estimates to the vendor or their agent and request a price reduction. Whether the vendor agrees depends on their circumstances and the local market.
Request remedial works before completion. Some vendors will prefer to carry out works themselves rather than reduce the price. Be cautious about this approach — it's better to have a price reduction and control the works yourself than to have the vendor carry out works to an unknown standard.
Proceed as is. If the costs are manageable and you love the property, you may choose to proceed at the current price with a full understanding of what work is needed. That's a perfectly rational decision — the survey has simply allowed you to make it with your eyes open.
Withdraw from the purchase. If the survey reveals issues that fundamentally change the property's value or viability — such as active structural movement without a clear remediation path, or Japanese knotweed — withdrawing may be the right decision. You'll lose solicitor and survey fees, but this is far less costly than proceeding with a seriously problematic property.
What Volarex Can Do to Help
If you've received a survey report from another surveyor and want a second opinion, or if you need help interpreting findings and understanding your options, contact Adam Whitehouse directly. We're always happy to discuss survey findings and help buyers make informed decisions.