At Acton Surveyors, one of the most common calls we receive after delivering a survey report goes something like this: "The report has flagged several issues. The seller is saying the property is priced correctly. What do I do?" The answer is almost always: use the report, stay calm, and negotiate with evidence.
A survey report gives you factual leverage to negotiate — use it professionally.
First: Understand What Your Report Is Actually Saying
Before you pick up the phone to the estate agent, re-read your survey report carefully. Focus on the Condition Rating 3 (Red) items — these are the ones with the most negotiating weight. Ask yourself:
- What specific defects have been flagged?
- What remediation has your surveyor recommended?
- Has a specialist investigation been recommended (structural engineer, damp specialist, drainage CCTV)?
- Do you have an estimated cost of repairs — either from the survey or from independent quotes?
Tip: Call your surveyor. Most surveyors — including our team at Acton Surveyors — are happy to have a post-report call to clarify findings, explain urgency, and help you understand what's reasonable to raise with the seller. This is included in our service at no extra charge.
Step 1: Get Contractor Quotes
Before you approach the seller, get independent repair quotes from qualified contractors. This gives you hard numbers to work with, rather than estimates. For major items (roof replacement, damp treatment, underpinning), get at least two or three quotes.
If your surveyor has recommended specialist investigations first (e.g., a structural engineer's report before any repair), complete these before negotiating. You can't accurately price the remediation without understanding the cause and extent of the defect.
Step 2: Prioritise Your Negotiation Points
Not every item in your survey warrants a negotiation. Focus on items that are:
- Material — significant in cost or risk: Roof replacement, structural issues, active damp, electrical rewire, failed drainage
- Not reflected in the asking price: If the property is marketed as a "renovation project" or "priced accordingly," the seller may already have factored in some defects
- Urgent: Items rated Condition 3 (Red) take priority over Condition 2 (Amber)
Do not attempt to negotiate on every minor amber item — this will irritate the seller and undermine your credibility on the major items.
Step 3: Choose Your Approach
You have four main options when defects are found:
Option A: Price Reduction
The most common approach. You ask the seller to reduce the purchase price by an amount reflecting the cost of repairs. Base your request on actual contractor quotes, and present it through the estate agent in writing.
Example script: "Following receipt of our survey report, we have had the roof and drainage independently assessed. The estimated cost of repairs is £18,500. We would like to renegotiate the purchase price to £[original price minus £18,500] to reflect this. We remain committed to the purchase and would like to resolve this quickly."
Option B: Request the Seller Carries Out Repairs
You can ask the seller to carry out specified repairs before completion. This works best for clearly defined, straightforward items. Be cautious — you'll need to verify that repairs have been carried out to an acceptable standard, which may require re-inspection.
Option C: Retention
A sum is held back from the purchase price (in solicitors' accounts) until specified repairs are completed post-completion. This is less common in the residential market but can work for specific defects.
Option D: Walk Away
If the defects are too serious, the costs too high, or the seller unwilling to negotiate, you have the right to withdraw from the purchase. Prior to exchange of contracts, you are not legally committed. Walking away is always better than overpaying for a property with serious undisclosed defects.
How Much Can You Realistically Expect to Negotiate?
There's no fixed rule, but in practice:
- A seller is more likely to negotiate on repair costs that are clearly evidenced and quantified
- In a buyer's market, sellers tend to be more flexible; in a competitive market, less so
- If there are other interested parties, your leverage is reduced — but you should still raise legitimate defects
- Sellers who have already reduced their price to secure your offer may have limited room to move further — in this case, requesting repairs rather than a price reduction may be more productive
What If the Seller Refuses to Negotiate?
This happens. Your options then are:
- Proceed knowing the defects: If you can afford the repairs and the price still makes sense to you, proceed — but ensure you have your repair budget in place
- Request indemnity insurance: For certain issues (unauthorised works, missing planning permissions, party wall defects), the seller can provide indemnity insurance rather than cash reduction
- Walk away: Never feel emotionally obligated to proceed. The cost of buying a problem property can far exceed the cost of finding a better one
Frequently Asked Questions — Post-Survey Negotiation
Should I share my survey report with the seller?
You are not obliged to share your full survey report. However, sharing relevant sections — particularly the defect descriptions and repair recommendations — can support your negotiation by demonstrating the basis for your request. Your surveyor or solicitor can advise on the best approach.
How do I know what repairs will cost before I commission them?
Your surveyor may provide indicative cost ranges for common repairs. For major works, we recommend getting at least two independent contractor quotes. For structural issues, your surveyor may refer you to a structural engineer for a specialist report with cost estimates.
What if the seller says the issues were already factored into the price?
This is a common seller response. Assess it critically — was the property marketed as needing work? Was it priced below comparable properties in better condition? Your solicitor and estate agent can advise whether the seller's position is reasonable. If new information has emerged in the survey that was not disclosed at the time of offer, you have a strong basis to renegotiate.
Can I renegotiate after I've exchanged contracts?
No — once contracts are exchanged, you are legally committed to the purchase at the agreed price. Always complete your survey and resolve any negotiations before exchange. Never be pressured into exchanging before your survey is complete.
My survey found Japanese knotweed. Can I pull out?
Yes. Japanese knotweed is a legitimate reason to renegotiate, request a knotweed management plan and warranty from the seller, or withdraw from the purchase. Some mortgage lenders will not lend on properties affected by knotweed without an approved management plan in place.
Always have your surveyor available as a resource throughout the negotiation process. Our team at Acton Surveyors are happy to support buyers through the post-survey process. See also: First-Time Buyer Survey Guide | Structural Defects in London Properties