Why Sales Fall Through
Before we get to the checklist, it’s worth understanding the main causes of sales falling apart at the survey or post-offer stage:
1. Survey Findings
Buyers often renegotiate or walk away if the survey report raises red flags - especially around damp, roof defects, structural movement, or poor maintenance.
Many of these issues are minor or easily resolved but look worse than they are when the property feels cold, damp, or neglected.
2. Uncertainty Over Alterations
If extensions, loft conversions, or internal alterations were carried out without clear paperwork - building control sign-off, planning consent, or guarantees - it creates hesitation. Buyers worry they’ll inherit liability.
3. Signs of Damp or Poor Ventilation
Cold or vacant homes without heating or airflow often develop surface mould or condensation, particularly in winter.
4. Lack of Access
When surveyors can’t inspect key areas - such as lofts, meters, or drainage points - it often results in “further investigation recommended” notes in reports. These can delay sales or cause lenders to request follow-up surveys.
5. Missing Documentation
No boiler certificate? Unverified roof works? Missing guarantees for damp proofing or double glazing? These details can slow conveyancing and reduce buyer confidence.
How to Prepare Your Home for a Smooth Sale
Below is a survey-focused pre-sale checklist - covering the areas that help your home present well, avoid unnecessary queries, and reassure buyers and surveyors alike.
1. Paperwork and Records
- Gather gas and electrical safety certificates (if applicable).
- Locate building control approvals, warranties, and guarantees for any works or installations.
- Keep receipts, invoices, or photos for repairs or upgrades (e.g. boiler replacement, roof works, damp treatment, extensions).
- Provide any recent service reports - for example, boiler servicing, chimney sweeping, or septic tank maintenance.
Having this ready doesn’t just impress surveyors - it reassures buyers that your home has been properly maintained and makes the conveyancing process far smoother.
2. Heating and Ventilation
If the property is vacant, keep it heated and ventilated to prevent condensation and damp.
- Maintain around 16°C if empty, with trickle vents open or a couple of windows left on the catch.
- Occupied homes should aim for 18–21°C, with regular airflow.
- Don’t block air bricks or close trickle vents.
- Run extractor fans in kitchens and bathrooms periodically.
Tip: A warm, dry, and fresh-smelling home instantly gives buyers confidence that the property is well cared for.
3. Damp, Drainage, and Gutters
- Clear gutters, downpipes, and gullys of leaves and debris.
- Check drain covers are accessible and free-flowing - consider lifting and flushing them out if safe.
- Look for minor cracks in render or masonry - fill and paint before they become more noticeable.
- Check silicone sealants around baths, showers, and sinks are intact and free from mould.
- Ensure overflow pipes (from tanks or cisterns) aren’t dripping externally.
Small maintenance steps like these can stop a simple issue being misinterpreted as a larger problem in a survey.
4. Structure, Loft, and Roof Areas
- Inspect loft spaces for signs of leaks or woodworm. If small holes in timbers are found, consider treating before sale - it’s a simple DIY job but can alarm buyers if mentioned in a survey.
- Make sure insulation is evenly laid and not blocking eaves ventilation.
- Replace any missing or slipped roof tiles visible from the ground.
- Check chimney flashings and pointing for loose mortar.
A quick visual inspection and light maintenance can reduce the number of “further investigation recommended” notes in your buyer’s survey report
5. Garden and External Areas
- Cut back vegetation touching walls or blocking air bricks.
- Ensure patios, paths, and driveways are free from standing water.
- Remove leaves from flat roofs, balcony drains, and gulleys.
- Clean windows, sills, gutters, and fascias for a cared-for appearance.
6. Access and Presentation
- Ensure clear access to the loft hatch, boiler, gas/electric meters, and key inspection areas.
- Replace blown light bulbs and check the power is on before survey day.
- Keep rooms bright, tidy, and well-ventilated - especially kitchens and bathrooms.
- Avoid overpowering scents - fresh air is best.
7. The Legal and Search Perspective
Buyers’ solicitors and surveyors will carry out local authority and environmental searches, often flagging:
- Flood risk
- Radon areas
- Historic mining activity
- Tree preservation orders or conservation area restrictions
You can pre-emptively download some of this information (e.g., flood risk, radon, or geology) for free or at low cost. Having it to hand demonstrates transparency and preparedness. You can also note the kinds of things already in place to mitigate risks, such as good drainage and ventilation.
Final Thoughts
A little preparation goes a long way. From a surveyor’s perspective, presentation and maintenance often influence perception as much as the actual condition.
A home that’s clean, warm, and clearly looked after gives both the buyer and surveyor confidence. It also helps prevent small, easily fixable items from becoming major talking points in the report.
If you’re planning to sell - especially over the winter - take a weekend to run through this checklist. You’ll save time, reduce the risk of renegotiation, and help keep your sale on track from offer to completion.
Increasingly, homeowners are choosing to commission a vendor survey - a pre-sale inspection carried out by an independent surveyor before the property goes on the market. Much like a buyer’s survey, it identifies any issues that could arise later in the sale process, but gives the seller the opportunity to address, disclose, or price these realistically from the outset. This approach not only helps to build trust with potential buyers but also reduces the risk of last-minute renegotiations or fall-throughs once the buyer’s survey is completed. A well-prepared vendor survey, paired with simple maintenance steps like those outlined above, can make your property more transparent, marketable, and resilient to the scrutiny that inevitably follows an offer.
For sellers who want to go one step further, our Core Pre-Purchase Survey can be commissioned as a vendor survey before the property is listed. This provides a clear, independent overview of the building’s condition - highlighting any issues that might otherwise surprise a buyer later on. With your permission, the completed report can even be transferred into the buyer’s name for £75 + VAT, saving time, reducing duplication, and helping the sale progress more smoothly. It’s a simple, transparent way to demonstrate confidence in your property and to build trust from the very first viewing.
