Survey demand could rise by 40% if made mandatory in England. But what will the consequence be?

Under the current system in England, sellers can bring a property to market without providing detailed information about its condition. Prospective buyers then commission their own reports, typically choosing between a Level 1, Level 2 or Level 3 survey from a qualified professional. While this approach gives buyers autonomy, it can also result in duplication, delays, renegotiations, and fall-throughs. 

In Scotland, sellers must provide a Home Report, including a survey, before marketing a property. Advocates argue that it increases transparency from day one, shortens timelines and reduces the likelihood of transactions collapsing after adverse findings. 

The central question is whether adopting a similar framework in England would deliver those benefits without unintended consequences. 

A potential 40% surge in demand

Now, Property Inspect has conducted a new survey of homeowners in England who purchased in the past 12 months* and found that 58% of them commissioned a survey before completion. 

This implies that, if surveys were required for every property listed for sale, the industry would potentially see a 40% increase in demand. 

An increase of that scale would represent a profound structural change for the profession. Capacity would need to expand quickly. The profession would need to assess whether existing training pipelines, regional coverage and accreditation frameworks could absorb that demand without affecting turnaround times or report quality. Technology and workflow systems would also need to evolve to support higher volumes while maintaining consistency and clarity. 

At the same time, greater volume could bring advantages. More predictable demand may encourage investment in training and digital tools. Earlier access to information could help buyers make informed decisions and reduce duplication, particularly where multiple prospective buyers commission separate surveys on the same property following failed transactions. Even marginal reductions in duplicated reports would represent meaningful efficiency gains across the market. 

Price, professionalism and standards

Another key consideration is how a rapid increase in demand might affect pricing and perceived value. 

In England, the average cost of a survey or home report currently stands at £505. In Scotland, where provision is mandatory, the average is £368. There are a range of factors behind regional price differences, including property types and market conditions. However, the comparison does prompt reflection on how mandatory status can influence pricing dynamics. 

History offers an interesting case study in the form of Energy Performance Certificates (EPCs). Before EPCs became a legal requirement for listing a property, fees were typically around £100 - £150. Once mandatory, prices fell significantly, often to between £30 and £40. Greater competition and standardisation drove efficiencies, but they also reshaped perceptions of the work involved. 

The lesson is not that mandatory requirements inevitably lead to lower standards. Rather, it is that when a service becomes a legal prerequisite, market behaviour can change. Providers may compete more aggressively on price; minimum compliance thresholds can become the benchmark; and the commercial pressures on professionals may intensify. 

Surveys, however, carry significantly greater technical complexity and professional liability than EPCs. Any move toward mandatory provision would therefore need to safeguard depth of inspection and professional judgement, rather than allowing minimum compliance to become the default expectation. 

If survey demand were to rise sharply, there is a possibility that new entrants would seek to capitalise on the opportunity. With clear regulation and robust accreditation, this could broaden the talent pool and improve access, but without it, there is a risk that quality could vary more widely, particularly if some providers focus on meeting only the minimum standard required by law. 

The profession would therefore need to consider how best to safeguard expertise, maintain rigorous training pathways and ensure that surveys remain detailed, nuanced and genuinely useful to buyers. 

Relevance and timing

Another practical consideration is the shelf life of a survey. If a report is commissioned at the point of listing but a property remains on the market for several months, questions may arise about whether the findings still reflect current conditions. While many aspects of a building’s structure will remain unchanged, issues such as damp, movement or external damage can evolve over time. 

Clear guidance on validity periods, update mechanisms and lender acceptance criteria would be essential in any new framework to maintain buyer confidence and avoid unintended duplication. 

Clear guidance on duty of care and reliance would also be essential, particularly if seller-commissioned reports were relied upon by multiple buyers. Without clarity, increased volume could coincide with increased professional exposure. 

Sián Hemming-Metcalfe, Operations Director at Property Inspect says: 

“A 40% increase in survey demand is not a marginal adjustment. Based on current transaction volumes in England, it would mean hundreds of thousands of additional surveys every year. That level of expansion would materially affect capacity planning, commercial models and professional indemnity exposure across the sector. 

Greater transparency at listing could help reduce duplication and improve certainty in a market where fall-through rates remain persistently high. But reform cannot focus solely on efficiency. It must also ensure that training standards, duty of care and lender alignment evolve alongside volume, so that increased access strengthens quality rather than compressing it. 

Surveys are not compliance paperwork. They involve technical judgement and legal responsibility. If mandatory provision is to be considered, it must enhance professional standards while improving consumer confidence." 

Survey results, data tables, and sources

• *Survey of 783 homeowners in England who purchased in the past 12 months carried out by ProperPR on behalf of Property Inspect via consumer research platform Find Out Now (26th February 2026).

• Estimated average survey cost in England sourced from CompareMyMove

• Estimated average survey cost in Scotland sourced from ReallyMoving

• Full data tables can be viewed online here