Your survey report revealed issues – now what? As chartered surveyors who conduct property surveys across Luton and Bedfordshire daily, we guide clients on using survey findings to negotiate effectively. This comprehensive guide explains how to leverage your survey report, whether from our Level 2 homebuyers survey or detailed Level 3 building survey, to protect your interests and secure the best deal.
Understanding Your Survey Report
Before negotiating, you must understand what your survey actually reveals. Our RICS-accredited surveyors provide reports that categorize issues:
Traffic Light System (Level 2 Surveys)
- Green (1): No action needed or minor maintenance
- Amber (2): Defects requiring attention but not urgent
- Red (3): Serious problems needing immediate action
Focus your negotiation: Red items provide strongest negotiation leverage. Amber items support your case. Green items aren't negotiation points.
Cost Estimates
Our building surveyors provide repair cost estimates for significant defects. These figures are essential for negotiation. Understanding likely costs helps you request appropriate price reductions.
Prioritization
Some issues need immediate attention; others can wait. Our property consultants help you distinguish urgent repairs from longer-term maintenance, focusing negotiations on what truly matters.
Your Negotiation Options
Survey findings give you several negotiation routes:
Option 1: Request a Price Reduction
Best for: Defects requiring professional repairs you'll need to commission yourself.
How it works: Request a purchase price reduction equivalent to (or slightly less than) estimated repair costs. This compensates you for work you'll undertake after purchase.
Example: Survey identifies £8,000 of roof repairs needed. You request £7,000-£8,000 price reduction, giving you funds to commission repairs properly.
Advantages:
- You control repair quality and contractors
- No delays waiting for seller to organize work
- Straightforward negotiation
- Seller avoids coordination hassle
When our chartered surveyors recommend this: For most scenarios. It's clean, simple, and both parties benefit.
Option 2: Request Repairs Before Completion
Best for: Urgent safety issues or problems affecting property value significantly.
How it works: Ask the seller to complete specific repairs before you complete the purchase. Your solicitor ensures work is done satisfactorily.
Example: Survey reveals dangerous electrical wiring. You request rewiring and electrical safety certificate before completion.
Advantages:
- Issues definitely resolved before you own the property
- Seller bears repair costs directly
- Good for safety-critical items
Disadvantages:
- Delays completion while work is done
- You don't choose contractors
- Quality may not meet your standards
- Seller may cut corners
Our building surveyors' advice: Use this selectively for urgent issues only. Most repairs are better handled post-purchase with price reduction.
Option 3: Walk Away
Best for: When survey reveals problems you're unwilling to accept even with price reduction.
Appropriate scenarios:
- Serious structural issues requiring £50,000+ remediation
- Extensive subsidence needing underpinning
- Major defects seller refuses to acknowledge
- Problems making property unsuitable for your needs
Remember: Survey costs (£400-£1,500) are small compared to buying a problematic property. Don't feel obligated to proceed.
Option 4: Proceed Without Negotiation
When to consider:
- Survey reveals only minor issues (all green/amber ratings)
- You're buying below market value anyway
- Property is exactly what you want despite defects
- Competitive market with other interested buyers
Our property consultants' view: Sometimes accepting a property "as is" makes sense, particularly if you planned renovations anyway or the price already reflects condition.
Effective Negotiation Strategies
Our chartered surveyors offer these strategic tips based on guiding clients through hundreds of negotiations:
1. Act Quickly
Contact the seller or estate agent within days of receiving your survey. Delays suggest you're not serious about negotiation or may weaken your position.
2. Be Professional
Present survey findings professionally. Emotional appeals rarely work; factual evidence from RICS chartered surveyors carries weight.
3. Focus on Facts
Use specific survey findings with cost estimates from our building surveyors. "The survey identified £15,000 of necessary roof repairs" is stronger than "the roof looks old."
4. Be Reasonable
Don't negotiate over minor issues. Focus on genuine defects with significant repair costs. Attempting to renegotiate over cosmetic items damages credibility.
5. Provide Evidence
Share relevant survey report extracts (not confidential advice) with sellers. Professional surveys from RICS-accredited surveyors are hard to dispute.
6. Start Sensibly
Request reductions close to actual repair costs. Don't inflate requests hoping to be "negotiated down" – this tactic often backfires.
7. Consider the Seller's Position
Sellers often genuinely didn't know about issues. Understanding their perspective helps find mutually acceptable solutions.
8. Be Prepared to Compromise
Meeting halfway on price reductions often works. If survey suggests £10,000 repairs, accepting £7,000-£8,000 reduction may secure the deal.
9. Know Your Bottom Line
Decide beforehand what outcome you'll accept. This prevents emotional decision-making during negotiations.
10. Use Professional Advice
Our property consultants can help interpret survey findings and advise on reasonable negotiation positions. Your solicitor guides the legal aspects.
Calculating Your Negotiation Position
Here's how our chartered surveyors recommend calculating price reduction requests:
Add Up Repair Costs
List all significant defects from your survey with estimated repair costs provided by our building surveyors.
Prioritize Issues
Separate urgent repairs from long-term maintenance. Focus negotiations on immediate necessary work.
Consider Your Plans
If you're renovating anyway, don't negotiate over work you'd do regardless. Focus on unexpected issues.
Calculate Request
Generally, request 70-100% of repair costs for major issues. For minor items, 50-70% is more realistic as some sellers expect normal wear and tear.
Example Calculation
- Roof repairs needed: £8,000
- Rewiring required: £4,000
- Damp treatment: £2,000
- Total defects: £14,000
- Reasonable request: £12,000-£14,000 reduction
Common Negotiation Scenarios
Based on experience across Bedfordshire property surveys:
Scenario 1: Seller Accepts Immediately
What it means: Your request was reasonable and well-evidenced, or seller is motivated to complete quickly.
Next steps: Proceed to exchange and completion as agreed.
Scenario 2: Seller Counters with Lower Reduction
What it means: Seller acknowledges issues but wants to negotiate final figure.
Next steps: Consider whether counter-offer is acceptable. Meeting halfway often works. Our property consultants can advise if offer is fair.
Scenario 3: Seller Refuses Any Reduction
Possible reasons:
- Seller believes property is priced fairly considering condition
- Seller has other interested buyers
- Seller disputes survey findings
- Seller is unrealistic about property condition
Your options:
- Proceed anyway if you still want the property
- Walk away and find another property
- Wait – seller may reconsider if sale falls through
Scenario 4: Seller Questions Survey Findings
What happens: Seller disputes defects identified or questions cost estimates.
Resolution: Surveys from RICS chartered surveyors are professional opinions. Sellers can commission their own survey if they doubt findings, but they rarely do. Stand firm on evidence-based requests.
Working With Estate Agents
Estate agents facilitate negotiations. Our building surveyors suggest:
- Be professional: Agents respond better to reasonable, evidence-based requests
- Provide documentation: Share relevant survey extracts
- Explain your position: Help agents understand and convey your perspective
- Stay in contact: Regular communication keeps negotiations moving
- Remember agent loyalties: Agents work for sellers but want sales to complete
When Negotiations Fail
Sometimes negotiations don't reach agreement. If this happens:
Reassess Your Position
Is the property worth purchasing despite repair costs? Can you afford necessary work?
Consider Long-Term
Will property value increase enough to justify accepting current condition?
Explore Alternatives
Perhaps seller will agree to retention (withholding funds) or other creative solutions.
Be Prepared to Walk Away
Sometimes the best decision is finding a different property. Survey costs are small compared to buying the wrong house.
Key Takeaways
- Survey reports provide valuable negotiation leverage
- Focus on significant defects with repair cost evidence
- Price reduction usually works better than requesting repairs
- Be professional, factual, and reasonable in negotiations
- Calculate requests based on actual repair costs from surveyors
- Be prepared to compromise or walk away
- RICS chartered surveyors provide expert evidence supporting negotiations
Need Expert Survey Advice for Your Property Purchase?
Our RICS chartered surveyors provide comprehensive property surveys across Luton, Bedfordshire, and surrounding areas. Our detailed reports give you the evidence you need to negotiate confidently, with clear repair cost estimates and expert recommendations.
Get Your Property Survey Quote