Plumbing services
Homebuyer Plumbing & Heating Survey
TL;DR
A homebuyer plumbing survey is £180–£280 and typically saves buyers £2,500–£8,000 by identifying the boiler, cylinder, radiators and visible pipework issues that a RICS Level 2 survey doesn't cover in detail. We're independent — we do not quote for any repairs found unless you specifically ask us to. Includes boiler age, heat exchanger inspection where accessible, hot water flow test, radiator condition, visible pipe material check (lead, copper, plastic), stopcock, and drainage.
A standard RICS Level 2 HomeBuyer Report notes the boiler make and comments 'appears operational', but it doesn't run the boiler, inspect the flue, test hot water flow, or check radiator condition. The heating and plumbing is often the biggest hidden cost in a house — a full boiler + cylinder + rewire of the heating can easily be £8,000. A dedicated plumbing survey before you exchange is genuinely the highest-ROI survey you can buy.
This page covers what we actually check, why we don't tender for the repair work, and how to use the report in your purchase negotiation.
Fixed £50 diagnostic
Flat fee. No hourly meter running.
Fair quote or refund
Transparent pricing — refunded if we don't fix it.
Vetted UK engineers
DBS-checked, insured, real reviews.
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What a proper homebuyer plumbing survey covers
We arrive with the seller's cooperation (arranged through the estate agent) for a 90-minute inspection. Every appliance is turned on and run through operating temperature; hot water flow rate is measured at every tap; radiators are individually checked for cold spots, corrosion staining, and TRV function; the boiler is inspected inside the case where safe access permits; the cylinder (if fitted) is checked for age, cladding, safety kit; the mains stopcock is located and operated; visible pipework is checked for lead, copper age, plastic push-fit standard; drainage is inspected at each external chamber.
- Boiler make, model, install date, apparent condition
- Hot water flow rate measured at every fixture
- All radiators tested individually (cold spots, corrosion, TRVs)
- Cylinder inspection (age, safety kit, insulation) if fitted
- Mains stopcock location and operation
- Visible pipework material and condition (lead vs copper vs plastic)
- External drain chamber inspection
- Water pressure and flow at the main incoming supply
What our report tells you
You get a written PDF report with photographs of every finding, a plain-English summary of what needs attention now, what to expect in the next 5 years, and estimated cost ranges for each item so your solicitor can use them in the negotiation. We deliberately give ranges, not fixed quotes — because we're the surveyor, not the fitter. If you want us to quote for the actual work you can ask separately, but there's no obligation and no upsell.
How buyers use the report
The best time to commission this is between offer-accepted and exchange. Give the report to your solicitor to include in the pre-contract enquiries; ask for the price to be reduced by the cost of major identified works (boiler, cylinder, rewire of heating pipework); or ask the seller to complete specific works before exchange with proof. On a £280 survey, saving £3,000 on the purchase price is a 10x return — before you've even had the survey findings fixed.
- Given to your solicitor for pre-contract enquiries
- Used to negotiate the price down by identified costs
- Used to ask the seller to fix specific items before exchange
- Kept as a baseline for your own future maintenance planning
- Passed to your insurer to show due diligence on flood risk (lead pipes, old cylinder)
Why we don't quote for the repair work
It's a conflict of interest. If we survey the house AND we're hoping to win the £6,000 boiler replacement, we're incentivised to find work. Every plumbing surveyor who also fits will inevitably lean that way, however honest they try to be. So we keep the survey and the fitting separate. You're welcome to send our report to any contractor for quotes — we're happy to be checked.
Typical prices
Real-world ranges from recent Northwest jobs. Your final price is confirmed in writing before any work starts.
| Item | Typical price | Notes |
|---|---|---|
| Homebuyer plumbing survey — flat or 2-bed | 180 – 230 | 60–90 minutes on site |
| Homebuyer survey — 3-bed house | 210 – 260 | 90 minutes on site |
| Homebuyer survey — 4-bed / larger | 240 – 320 | 2 hours on site |
| Homebuyer survey + external drain CCTV | +220 – 320 | Combined visit discount |
| Rapid turnaround (report within 24 hours) | +40 – 60 | Where exchange is imminent |
| Verbal debrief phone call with your solicitor | included | Once report is issued |
Kit & brands we use
Surveys carried out by a Gas Safe registered engineer with 12+ years' domestic experience. Flow rates measured with calibrated flow bags; combustion where safely accessible with Kane 458s. We do not tender for any works found on our own surveys — you take the report elsewhere. That's the whole point.
Homebuyer survey red flags
- Do you also tender for the repair work? (If yes, get a second independent survey)
- Will I get a written report with photos, or just a verbal summary?
- Are you turning on and running the boiler, not just looking at it?
- Are you measuring hot water flow rate, or just running the tap?
- Are you individually inspecting every radiator?
- Are you checking for lead pipes at the stopcock and rising main?
- Is the price fixed regardless of property size (within reason)?
Our promise on this job
Flat £50 diagnostic — deducted in full from any work booked. Fair, transparent quote before we start. If we can't fix the fault we diagnosed, we refund the diagnostic. All gas work is signed off by a Gas Safe registered engineer.
Talk to KJ about homebuyer plumbing & heating survey
Real triage in seconds. £50 diagnostic visit — refunded if we don't fix it.