Property surveyors: Your guide to property surveying

Property surveyors play a crucial role in our economy, our society and our environment. They provide services relating to real estate valuation, management and transactions that ensure a healthy real estate market and a stable economy. The property surveying industry helps to maximise the performance of businesses and public buildings, and ensures the working environment is a productive and efficient one for employees.

With the role and visibility of the built environment changing radically in recent years, property surveyors have an interesting, challenging and ever-changing role that is very much in demand. Whether it be in housing or business, property surveyors are engaged in the buying, selling, leasing and letting of property, as well as the creation of safe, sustainable and high-performing buildings to work, rest or play in.

Furthermore, technology has wrought enormous change; business models and consumer habits have been transformed; environmental concerns have come to the fore; attitudes to health and wellbeing are evolving rapidly; expectations of buildings are far more sophisticated; and the role of real estate is changing rapidly. In this context, the role of the property surveyor is critical.

What is a property surveyor?

In the course of their work, property surveyors play a vital role in providing professional services and advice on a range of activities, which may include:

• sustainability
• estate agency
• home surveys
• corporate real estate
• investment advice
• property and asset management, and
• workplace design and operation.

Most commonly, property surveyors value, buy and sell, and manage real estate. Residential property surveyors will manage residential property portfolios and provide advice on investment and development, while professionals working as commercial property surveyors manage commercial real estate. Specialist property surveyors will also help solve commercial property problems and oversee corporate property portfolios.

Whether working in commercial or residential property for the public or private sectors, all RICS property surveyors must work to the highest professional standards.

Types of property surveyors

In the world of property surveying, there are several different specialisms.

Commercial property surveyors

A commercial property surveyor is involved in valuing and negotiating sales and leases on commercial real estate. Commercial real estate is property or land to be used as part of its operations, such as offices, warehouses and distribution centres, rental properties, shops, shopping centres and retail outlets.

As well as advising on the purchase, sale and leasing of real estate, other core duties could include:

• inspecting commercial property to check its condition, identify defects and suggest repairs
• advising on building safety
• providing advice relating to the supervision of building maintenance
• assisting with landlord and tenant relationships
• offering property investment advice
• managing the process of development appraisals and real estate financing, and
• providing the latest advice on building regulations and legislation in the UK.

Residential property surveyors

In contrast to those who work in the commercial sector, residential property surveyors are involved with the management, development and valuation of people’s homes, including private houses or flats, social housing and large community developments. They can also be involved in the leasing, buying and selling of residential properties.

Another key aspect of residential surveying is the pre-purchase inspection of a property, carrying out impartial home surveys (including level 2 surveys for home buyers). Using their expert knowledge, residential surveyors will assess the condition of a property and provide a report detailing building defects that buyers should be aware of.

Valuation surveyors

Valuation surveyors carry out professional valuations on residential, commercial, industrial and rural property assets and liabilities based on robust practice standards. They also help organise the sale, rent, management, development and investment of properties in a portfolio. Some valuation surveyors may specialise in providing accurate valuations of things such as livestock and crops, plant machinery, arts and antiques, businesses and even intangible assets such as music.

Valuations are essential for a healthy property market and a stable economy, as they play a key part in:

• lending and financing decisions
• advice on buying or developing property
• dispute resolution
• taxation and
• statutory applications.

For more information on valuation surveyors, including the various pathways to becoming one and what a typical day might look like, read our valuation surveyor guide.

Management consultancy surveyors

Management consultancy surveyors offer independent and impartial advice to help identify and implement business solutions for property problems. They help to maximise the performance of a business by:

• developing real estate strategies to rectify problems with production oversupply, wrong location and incorrect facilities
• developing acquisition strategies to meet business objectives
• working in corporate recovery and insolvency, and
• working with lenders and accountants to devise exit strategies for the restructuring or disposal of a business.

Management consultancy surveyors must be trained in economics and have business and management skills.

Facilities management surveyors

Facilities management surveyors play a key role in adding value to businesses.

This is done by managing all services and built environment infrastructure that supports the core business of an organisation, such as office spaces, warehouses and factories. When done well, this can have a significant impact on employee engagement, efficiency and productivity.  

Once a business is established in a premises, facilities managers will look at the best use of space, suitable technology solutions, human resources and safe surroundings to make it as efficient as possible. Facilities managers also advise on health and safety, building regulations, fire regulations, access and security, as well as a range of other services including catering, cleaning, security building fabric and M&E maintenance.

Corporate real estate surveyors

Chartered surveyors who work in corporate real estate ensure that the property requirements of an organisation are met as efficiently as possible.

Whether directly employed by a private/public sector company or working with clients on a consultancy basis, corporate real estate surveyors are involved in the analysis, strategic planning and management of an organisation’s property portfolio, largely focusing on office, industrial and retail space. These surveyors have the potential to significantly impact on a business’s operations and its employees.

What does a surveyor do in property?

As a surveyor working in property, your role and your daily tasks will vary according to the type of surveyor you choose to become. During your property surveying career, it’s likely you’ll do at least some of the following:

• value properties using expert knowledge of the local property market
• accurately measure sites and premises
• analyse the potential impact of major developments in terms of economic viability
• assess the environmental impact of major developments
• assess properties for business rates, capital taxation, acquisitions and disposals
• conduct site visits at all stages of development
• purchase land
• secure funding
• be involved in legal negotiations between landlords and tenants (often enforcing health and safety regulations)
• put together detailed reports on property for rent reviews, investment potential, mortgage valuations, marketability and building surveys
• buy and sell properties on behalf of clients
• manage property portfolios on behalf of clients and advise them on the purchase and sale of individual property investments
• manage property on behalf of landlords
• provide strategic advice on investment and use of real estate
• advise clients on dispute resolution
• evaluate and advise on financial implications and appropriate management actions
• advise clients on budget allowances
• use knowledge of real estate to find strategic solutions to meet clients’ requirements
• develop tailored proposals linked to clients’ business strategies, and
• advise on health and safety, building regulations and fire regulations.

As well as needing enthusiasm for and commitment to the profession, property surveyors require good oral and written communication skills, strong numeracy skills and fantastic interpersonal skills. Dealing with clients, investors and property owners daily means strong negotiation skills are vital for property surveyors, as is having confidence in your own judgement and the ability to stay calm under pressure.

How to become a property surveyor

Surveying knowledge gained through both education and industry experience is key to becoming an RICS-qualified property surveyor.

Education

RICS-accredited surveying degrees are available if you’ve completed A-levels/Highers or equivalent. There are over 500 courses at universities up and down the country, with options including:

• surveying
• building surveying
• construction management
• facilities management and
• estate management.  

Depending on the course and the university, you’ll need two or three A-levels (or equivalent) to secure a place.

Those who already have a relevant degree and decide they want to start a career in the property surveying industry can enrol on an RICS-accredited postgraduate degree.

Industry experience

If you’re yet to study for your A-levels, but are over 16 and have GCSEs, you can start on your career path to becoming a property surveyor by applying for a surveying apprenticeship and a diploma in surveying.

During your apprenticeship, you’ll learn skills on the job, boost your knowledge and gain essential experience across a minimum of 30 hours per week split between training and on-the-job learning.

RICS qualifications

As you start your working life in the property surveying industry, your employer will most likely support you through your RICS qualification. You will now need to choose your surveying pathway and gain industry experience in that field. For property surveyors, this will be:

• commercial property: associate and chartered
• residential property: associate and chartered
• valuation: associate and chartered
• management consultancy: chartered only (the sector pathway for project management is suitable for associate)
• facilities management: associate and chartered, or
• corporate real estate: chartered only (the sector pathways for commercial real estate and valuation are suitable for associate).

RICS associate qualification

The RICS associate (AssocRICS) qualification is our entry-level qualification and provides the chance to progress your career and gain full chartered status (MRICS). In order to be eligible for associate status, you will need either:

• 1 year of relevant experience and a relevant bachelor’s degree
• 2 years of relevant experience and a relevant higher/advanced/foundation qualification, or
• 4 years of relevant experience (no qualifications required).

RICS chartered qualification

As most people already have surveying-related qualifications and work experience, an RICS chartered qualification is the most common way to qualify. To be eligible for chartered status, you will need either:

• relevant experience and an RICS-accredited degree
• 5 years of relevant experience and any bachelor’s degree, or
• 10 years of relevant experience operating at an advanced level by seniority, specialisation or in academia.

Property surveyor salary: how much could you earn?

Your expected property surveyor salary will depend on a range of factors. Whether you choose to become a commercial or residential property surveyor and work in the private or public sector will play a part, as will your qualifications, skills and experience, as well as location and employer.

For example, the average salary for valuation surveyors in the UK in 2022 is £45,000[1]. Graduates taking their first steps in the world of property surveying can expect graduate salaries of £23,000 to £30,000[2]. For management consultancy surveyors, the average salary is in the region of £50,476, while facilities management surveyors can expect to earn an average salary of around £42,300[3].

As you progress throughout your career, you’ll likely work to performance-related targets with bonuses that can enhance your earning potential. This will especially be the case for those working in the corporate private property sector.

^{[1] https://uk.talent.com/salary?job=valuation+surveyor}

^{[2] https://www.prospects.ac.uk/job-profiles/commercial-residential-surveyor}

^{[3] https://www.checkasalary.co.uk/salaries/facilities-management}