Top Mistakes Buyers Make at the Start of the New Year (2026) and How to Avoid Them.

The start of the year is one of the most popular times to begin a property search. New budgets, new plans and renewed motivation often push buyers to act quickly. However, this is also the time when we see some of the most avoidable and costly mistakes being made.

As Chartered Building Surveyors, we regularly inspect properties where issues could have been identified earlier, negotiated on, or planned for, had the buyer taken the right steps from the outset. Below, we explore the most common mistakes buyers make at the start of the year and how to avoid them.

Skipping a Survey to Save Money £££

One of the most common misconceptions among buyers is that skipping a survey will save money. While it may reduce upfront costs, it often increases financial risk significantly.

Online property portals and estate agent descriptions are designed to market a property, not to provide a detailed assessment of its condition. While platforms such as Zoopla and Rightmove can be useful for researching price trends and locations, they do not assess the structural condition or defects within a building.

A professional survey carried out by a Chartered Building Surveyor provides an independent assessment of the property’s condition, highlighting defects such as roof issues, damp ingress, timber decay or structural movement. These are matters that may not be visible during a viewing but can have serious cost implications once you take ownership.

Guidance from professional bodies such as the Royal Institution of Chartered Surveyors (RICS) consistently highlights the importance of surveys in helping buyers make informed decisions and avoid unexpected repair costs.

Assuming New Builds Are Defect-Free

Another common mistake is assuming that new build properties are free from defects. While new homes benefit from modern materials and construction methods, they are not immune to problems.

We regularly identify defects in newly built properties, including poor workmanship, inadequate insulation, ventilation issues and drainage defects. These issues often arise due to tight build programmes and multiple trades working simultaneously on site.

Although new builds are typically covered by warranties such as those provided by the NHBC or similar warranty providers, these schemes do not replace the need for an independent inspection. A professional survey can identify defects early, allowing them to be addressed before warranty periods expire and before minor issues develop into more serious problems.

Government-backed guidance on home buying and consumer protection also encourages buyers to carry out due diligence, even on newly constructed homes.

Not Budgeting for Repairs and Ongoing Maintenance

Many buyers focus heavily on the purchase price and associated legal costs, but fail to plan adequately for repairs, upgrades or ongoing maintenance.

Even properties that appear to be in reasonable condition may require expenditure in the short to medium term. Common examples include roof repairs, damp treatment, timber repairs or upgrades to services such as electrics and plumbing to meet current standards.

A detailed survey provides insight into the likely future maintenance requirements of a property. This allows buyers to budget realistically, rather than being surprised by costly repairs shortly after moving in.

Mortgage lenders and financial advisers often recommend factoring in maintenance costs when assessing affordability, particularly for older or non-standard properties.

Choosing the Wrong Type of Survey

Another mistake we see frequently is choosing a survey based solely on price rather than suitability.

A Level 2 Homebuyer Survey is often appropriate for modern, conventional properties in reasonable condition. However, older properties, listed buildings or homes that have been significantly altered are usually better suited to a Level 3 Building Survey.

Professional guidance published by RICS outlines the key differences between survey types and highlights the importance of choosing the appropriate level of inspection for the property. We review this guidance and make it available on our website to help you make an informed decision.

Choosing the correct survey ensures you receive the depth of information required to make a confident and informed decision.

Leaving the Survey Too Late

Leaving the survey until late in the conveyancing process can limit your options if defects are identified.

Booking a survey early allows time to:

• Review the findings carefully

• Obtain specialist quotations if required

• Renegotiate the purchase price or request remedial works

• Make an informed decision before committing legally

Early engagement with a surveyor often leads to a smoother transaction and fewer last-minute surprises.

Start the Year Informed, Not Surprised

Buying a property is one of the largest financial commitments most people will make.

Starting the year informed, rather than reactive, can significantly reduce risk, stress and unexpected costs.

A professional survey provides clarity on the true condition of a property, helping you move forward with confidence. Whether you are buying a new build, a period property or something in between, early advice from a Chartered Building Surveyor can make all the difference.

If you’re planning to buy a property this year and want expert advice on the most suitable survey for your needs, speak to our team or get a quote online today.

Key Takeaways

-        Skipping a property survey to save money can lead to significant unexpected repair costs after completion.

-        Online property portals and estate agent descriptions do not assess a building’s condition and should not replace professional advice.

-        New build properties are not defect-free and can still suffer from workmanship and construction issues.

-        Budgeting for repairs and ongoing maintenance is essential, particularly for older or altered properties.

-        Choosing the correct type of survey is critical to understanding the true condition of a property.

-        Booking a survey early in the buying process allows time to plan, renegotiate and make informed decisions.

-        A professional survey provides clarity, reduces risk and supports a more confident property purchase.

Frequently Asked Questions

Do I really need a survey if the property looks in good condition?

Yes. Many defects are not visible during a viewing and may only be identified by a qualified surveyor. Issues such as damp, roof defects or structural movement can exist even in well-presented properties and may lead to significant repair costs if not identified early.

Is a survey necessary for a new build property?

Yes. New build properties are not immune to defects. Surveys regularly identify issues related to workmanship, insulation, ventilation and drainage. An independent survey can highlight defects early, allowing them to be addressed before warranty periods expire.

What is the difference between a Level 2 and Level 3 survey?

A Level 2 Homebuyer Survey is typically suitable for modern, conventional properties in reasonable condition. A Level 3 Building Survey is more detailed and is recommended for older properties, listed buildings or homes that have been significantly altered. Choosing the correct survey ensures you receive the right level of detail for the property.

When should I book a property survey?

A survey should be booked as early as possible once an offer has been accepted. This allows sufficient time to review the findings, obtain specialist advice if required and renegotiate before exchange of contracts.

Can a survey help me renegotiate the purchase price?

Yes. If significant defects are identified, a survey can provide evidence to support renegotiation or requests for remedial works. It can also help you decide whether to proceed with the purchase based on the true condition of the property.

Do mortgage lenders require a survey?

Mortgage lenders typically commission a valuation to confirm the property is suitable for lending purposes, but this is not a condition survey. A buyer’s survey is for your benefit and provides a far more detailed assessment of the property’s condition.

How much should I budget for repairs?

This varies depending on the age, type and condition of the property. A survey will identify current and potential issues and can help you plan realistically for repair and maintenance costs rather than being surprised after completion.

Book a HomeBuyers Survey with AMS Surveys

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