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Survey costs

What should a survey quote say about cancellation or a seller who refuses access?

It should say what you pay if the visit is cancelled, by whom, and what happens if the surveyor arrives and cannot get in. Those terms are the firm’s contract, not a RICS national policy. If the quote is silent, ask before you book. A cheap fee with a full charge for a wasted visit is not always the cheap option.

Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.

What is the fuller explanation?

Access problems are common: wrong keys, a loft hatch screwed shut, a tenant who was not told. Some of that is a limitation the report will mark NI. Some of it is a visit that cannot start. The difference should be in the terms. Ask whether a rearranged visit within a few days is included. Ask whether a partial inspection is written up or refunded.

Your solicitor can help if a seller is being obstructive, but the survey fee is still your contract with the surveyor. Do not promise the seller you will “sort the surveyor” without knowing the cancellation terms. There is no RICS rule that the seller pays for a wasted visit.

What should you ask your surveyor?

  • What do I pay if the seller cancels on the day?
  • If you cannot enter the loft or the garage, do you still charge the full fee?
  • Is a rearranged visit included?

What are the typical next steps?

  1. Get the cancellation terms in the quote.
  2. Confirm access with the agent the day before, including lofts and cellars.
  3. If access fails, ask the firm which NI items will be left and whether they will return.

Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.

Also asked about this

Does a locked room mean the whole survey is void?

Usually the rest goes ahead and the room is NI. Ask. Do not assume a refund for one locked cupboard.

Can you hold the seller liable for the wasted fee?

Only if a contract says so, which the ordinary sale contract may not. Ask your solicitor. Do not assume it.

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