When Home Survey Reports Confuse or Alarm Buyers

Buying a home is stressful enough without a survey report adding unnecessary fear to the process. I regularly hear from buyers who have been left anxious, confused, or even ready to pull out of a purchase after reading a report that could have been presented more clearly.

This isn’t about blaming surveyors. Most surveyors work hard to provide balanced, professional reports, and many strike the right tone every day. The problem is that sometimes the language used, or the way issues are framed, can unintentionally magnify risk rather than put it into perspective.

How reports can cause unnecessary alarm

Take this real example: a buyer received a Level 2 report on a five-year-old house. The surveyor noted a small stain on the ceiling and recommended the full removal and replacement of the plasterboard ceilings.

• Under the current RICS Home Survey Standard, this technically complies - surveyors are required to report defects and outline likely remedial work, but the guidance doesn’t always demand proportionality. A “belt-and-braces” approach still ticks the box.
  
• Under the proposed new RICS Home Survey Standard, however, this recommendation would likely fall short. The draft emphasises that surveyors must give proportionate, evidence-based advice and avoid recommendations that could be misleading, alarming, or excessive relative to the defect observed.
  
  

This kind of change matters because it encourages surveyors to step back, apply building pathology knowledge, and recommend appropriate investigation or repair rather than the most extreme option.

The wider impact

Examples like this show how wording can create unnecessary alarm. Buyers lose confidence. Sales fall through. And surveyors get complaints - not because the defect wasn’t spotted, but because the way it was explained didn’t help the client make an informed decision.

What good looks like

I’ve also seen excellent reports: ones that clearly outline issues, explain options in plain English, and provide proportionate next steps. These reports help clients move forward with confidence, even when problems are identified.

It shows that we can do better as a profession - not by lowering standards, but by improving how we communicate.

Why this matters

Our role as surveyors is not just to spot problems, but to give context. Clients don’t just want to know what’s wrong; they want to know how serious it is, what it might cost to put right, and whether it should affect their decision to buy.

When we strike the right balance, everyone wins:

• Clients feel reassured, not panicked.
  
• Sales are less likely to collapse unnecessarily.
  
• Surveyors reduce complaints and build trust in their service.
  
  

This isn’t about criticising surveyors - it’s about recognising the impact of our words. By being proportionate, clear, and client-focused, we can ensure survey reports inform and guide rather than alarm and discourage.

A Personal Note

These thoughts come from my experience of over 20 years in surveying and supporting both consumers and surveyors. They’re simply my perspective - shared to open up discussion and encourage more voices to feed into the consultation. If you have a view, please take a moment to respond - your input really does make a difference. This is the link to the consultation.

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