What is a survey decoder?

A free tool that translates UK RICS survey wording into plain English. Paste a finding from your report (or pick from the common list) and we explain what was flagged, why it matters, what to ask the surveyor and seller, and what your realistic next steps are. No account needed for basic explanations.

What does 'evidence of movement' mean on a survey?

Surveyors use 'evidence of movement' to describe cracks or distortion that suggest the building has shifted at some point. It can be historic and stable, or active and worsening. Stepped diagonal cracks wider than 3mm, doors out of square, and separations between extensions and main walls warrant a structural engineer's follow-up before you exchange.

Is spray foam insulation a problem for mortgages?

Several mainstream UK lenders now decline mortgages on properties with spray foam in the loft unless an independent specialist report confirms the roof timbers are sound. Some lend with a retention; others case-by-case. Removal and re-felting typically costs £8,000-£18,000. Ask your broker before exchanging.

How serious is Japanese knotweed on a survey?

Knotweed within seven metres of the property is the threshold most lenders use to refuse a mortgage without an insurance-backed management plan. The plan plus removal typically costs £3,000-£12,000 over several years. It's serious but manageable with the right paperwork; without it, mortgageability and resale both suffer.

Can I still buy a house with a bad survey?

Yes. Most surveys flag at least one serious item, and the majority of those purchases still complete after a renegotiation, a fix, or a specialist follow-up. Pull out only when remediation cost exceeds the negotiation headroom, the lender refuses to lend, or a specialist confirms an active worsening defect.

Survey Decoder

What does your survey mean?

Surveyors write for other surveyors. We translate it into plain English for you.

Last updated: 6 May 2026. Editorially reviewed: 20 May 2026.

Used by buyers dealing with spray foam, Japanese knotweed, movement, damp, and more.

Still choosing what to book? Use the Level 2 vs Level 3 survey guide before you commission the inspection.

Not sure which survey level you need? Level 2 vs Level 3 survey

Free for basic explanations
No account needed
Used by buyers across England and Wales
Plain English

Free explanation

Paste what your surveyor flagged. We explain what was found and why it matters, in plain English.

Negotiation pack, £9.99

Unlock negotiation guidance: how serious it is, typical repair costs, and how much to renegotiate.

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Common findings

Browse all findings

Browse all UK survey findings A–Z

Combined survey issues

Some survey reports flag combinations of defects. These guides explain how to read the overlap, so you do not treat two linked issues as one problem.

Survey flagged something serious?

If your survey flagged something serious, read our guide on what to do after a bad survey: when to renegotiate, when to pull out, and how to use the cost evidence.

Already received your survey? What to do after a bad survey

Want checks on the property too?

The decoder explains survey wording. The full report adds address-specific flood, subsidence, EPC, crime, schools, transport, broadband, tenure and price data.

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Check the property before you offer

Flood, subsidence, EPC, crime, schools, transport, broadband, tenure, age, listed status and price checks where data is available.

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How MyPropertyScan produces this guide, and what it is not

Published by MyPropertyScan and written by Ziad Nasr, who is accountable for its accuracy. No page here is written or reviewed by a chartered surveyor, conveyancer or regulated adviser, and we do not claim otherwise.

This page is not:

Chartered surveying — we do not inspect properties or produce RICS Home Survey reports
Legal advice — we do not act as conveyancers or advise on title, tenure or contracts
Mortgage or insurance advice — we are not regulated by the FCA and give no recommendations

Figures and process steps come from the published UK datasets and standards listed on this page, not from professional practice. Pages are updated when source coverage, survey cost assumptions, or lender and legal requirements materially change. Dataset limitations are set out on the methodology page.

Spotted something out of date or wrong? Email hello@mypropertyscan.com and we will correct it and change the update date.

Sources used

We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.

Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.

Professional standard: RICS Home Survey StandardRICS standard for condition-based residential surveys in the UK.
Learn more from: RICS consumer guide to surveysConsumer-facing guide to survey types and when each level is appropriate.
Official guidance: GOV.UK buying or selling your homeGovernment overview of the home buying and selling process.