New builds and warranties
What can a survey say about a new-build balcony it could see only from inside?
It can say the balcony was not fully inspected. Glass, decking and the edge you cannot stand on are outside a look through the door. A home survey does not load-test a balcony and does not certify the waterproofing. NHBC Buildmark is not a substitute for that look, and it does not apply if this plot uses a different warranty.
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?
Balconies fail at the door threshold, the outlet and the junction with the wall, which are easy to miss from a sofa. The survey should say if the door was locked or the balcony was too unsafe to step on. RICS inspections do not include a cradle. A pretty brochure photo is not the inspection.
If you will rely on the balcony, ask for a proper view before completion, or accept the limit in writing. There is no RICS price for a cradle. Drainage that ponds against the door is a defect to raise with the builder. It is not a condition rating invented by the sales suite.
What should you ask your surveyor?
- Did you step onto the balcony, or only look through glass?
- Could you see the outlet and the threshold?
- Is this a limit, or a defect you could see?
What are the typical next steps?
- Ask the builder for access before you accept the balcony as finished.
- Do not hang planters from a rail nobody has stood beside.
- Keep the warranty papers. They are not the missing inspection.
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
Is a Juliet balcony the same?
It is a rail outside a door, not a floor you occupy. The survey should say which you have.
Does a locked door count as a pass?
No. Locked is not inspected. Say so.