If you’re selling, the goal isn’t to create a “perfect” home. It’s to avoid late stage surprises that derail the sale once a buyer’s home buyers report (or similar) lands.
Around ~30% of agreed home sales fall through each year. Not bad luck. Not rare. It’s often what happens when property condition gets treated like an afterthought — right up until a buyer orders a property survey and suddenly everything is “a concern”.
So here’s a home selling checklist covering the most common issues that come up in a buyer’s home condition survey, what they usually mean in real life, and what you can do before you list to keep things moving.
Damp
Regardless of the cause, once the word “damp” appears in a home buyers report, buyers often imagine the worst.
What to do before listing:
👉If it’s something simple like poor ventilation, fix it. That might mean better extractor fans, clearing vents, or changing habits around drying clothes indoors.
👉If it could be more complex (think high external ground levels, or cement render trapping moisture), get a quote from a reputable contractor. Even if you don’t do the work right away, having an informed plan and costs ready can prevent panic negotiations later.
The key is not hiding it. Be upfront and transparent. Early clarity builds trust with potential buyers and helps keep the sale moving.
Roofing
A surveyor describing a roof as “at the end of its life” will cause concern even if it’s still performing fine today and has plenty of life left in it. All buyers hear is “big bill incoming”.
What to do before listing:
👉Have a reputable roofer inspect and confirm its condition in writing.
👉Keep any report/notes to share if asked.
👉Fix obvious issues such as slipped tiles, failing cement bedding, and moss build-up.
You’re not trying to make the roof brand new – you’re trying to avoid last-minute panic when the home condition survey comes back. A simple inspection and a few sensible repairs can stop buyers assuming the worst (and prevent exaggerated negotiations at the eleventh hour).
Electrical condition
Old-looking fuse boards and missing certification often trigger a “further investigation recommended” note in the home buyers report — and that can spook buyers fast.
What to do before listing:
👉 Consider commissioning an Electrical Installation Condition Report (EICR).
👉If you’ve had any recent electrical work done, gather receipts and paperwork now.
If you haven’t got paperwork, it doesn’t automatically mean “unsafe” — it just means buyers can’t see proof. Give them proof.
This is exactly the kind of thing that can turn a manageable survey cost into weeks of delays if everyone waits until after the offer.
Plumbing and heating
Lead pipework (pre-1986), a dated boiler, or unclear service history can also get flagged under “services”in the home buyers report. Even when everything is currently working, buyers worry about replacement costs and disruption.
What to do before listing:
👉Get your boiler serviced. It’s inexpensive, and it gives buyers peace of mind.
👉Keep the paperwork handy (service history matters more than people think).
👉If you suspect lead pipework, get advice and be ready to explain options and costs. Again, certainty is calming — uncertainty is expensive.
These are the sorts of issues that don’t always kill a sale, but they can slow it down unless you’re prepared.
Drainage
Because surveyors can only inspect a small section of below-ground drainage, it’s not unusual for them to recommend a CCTV drainage inspection in addition to the home condition survey — especially on older homes.
What to do before listing:
👉If your property is older, assume drainage may come up in a home buyers report and decide whether to get ahead of it.
👉Having a drainage inspection report (or at least a plan for one) can help reassure buyers and keep things moving smoothly
Drainage is often less about what’s actually wrong and more about what can’t be seen.
Cracks
Cracks can look minor, but they’re one of the quickest ways to slow a sale down. If a residential surveyor can’t confidently say the structure is stable, they’ll often recommend a structural engineer in the home buyers report — and that extra step can create delays, renegotiations or even a fall-through.
What to do before listing:
👉Look closely at cracks that run through brickwork, extend down to ground level, or are wider than ~5mm.
👉Pay extra attention if they appear alongside sticking doors or windows (that combination tends to trigger surveyor caution).
👉If in doubt, a structural engineer is the right person to confirm whether movement is historic and settled, or active and ongoing (and what, if anything, needs doing).
Getting clarity early can stop the property survey from kicking the sale into the slow lane.
Why this matters for speed (and sanity)
If you want to know how to sell a house fast, the secret isn’t “paint everything white”. It’s removing reasons for doubt.
Buyers will often only commission a full property survey when buying a house. If your home then triggers a long list of “further investigations”, the chain slows, nerves kick in, and the deal becomes fragile.
Also: not every flagged issue needs fixing.
Knowing what to fix and what not to fix when selling a house is a superpower. Sometimes the right move is:
✅ document the issue,
✅ price appropriately,
✅ be ready with quotes/options.
That’s often better than rushing into expensive work that doesn’t add value.
Where Survey Shack fits in
Stop waiting to be told what’s wrong with your home.
Survey Shack helps sellers understand what a buyer’s report is likely to pick up — early. So instead of being blindsided by a buyer’s home condition survey, you can go into your sale informed and ready.
The process is simple:
1️⃣Download the app
2️⃣Inspect the property with easy-to-follow guidance
3️⃣Get instant reports
4️⃣And if you want extra reassurance, connect with a real residential building surveyor for post-inspection questions
It’s a practical way to get ahead of condition conversations without the big price tag people associate with traditional home survey prices.
Whether you’re checking typical home survey prices, considering a homeowner survey, preparing for a buyer’s home condition survey, wondering whether a survey of my property before listing is worth it, trying to work out how to sell a house fast, or deciding what not to fix when selling a house, the best move is the same: get ahead of what buyers will discover anyway — and keep control of the sale.
