Due diligence in the UK
Survey levels, searches, the seller's forms, EPC and flood risk.
Applies to: United Kingdom. Reviewed 2026-09-25.
Key takeaways
- The lender's valuation is not a survey. Commission your own.
- The principle is caveat emptor: the buyer must investigate, but the seller must not give false information.
- Always check flood risk and the council's plans.
Surveys
| Level | Suits |
|---|---|
| RICS Level 1 | Newer, conventional homes in good condition |
| RICS Level 2 | Most ordinary homes |
| RICS Level 3 | Older, larger or altered homes |
Searches and forms
- Local authority search: plans, roads, permissions.
- Water and drainage search.
- Environmental search: ground, flooding, contamination.
- The seller's Property Information Form and Fittings and Contents Form.
The seller needs a valid Energy Performance Certificate when marketing the home.
The Environment Agency shows long-term flood risk by address in England.
Questions to ask
- Are there permissions and approvals for alterations?
Red flags
- Signs of subsidence, damp or Japanese knotweed.
Sources
- Buying a home (MoneyHelper)
- Energy Performance Certificates (GOV.UK)
- Check your long term flood risk (GOV.UK (Environment Agency))