When you’re buying a home, a survey is one of the few moments where someone independent checks the building’s condition on your behalf. The Royal Institution of Chartered Surveyors (RICS) sets the standards for these surveys, which is why most buyers, lenders and conveyancers rely on them.
But choosing which survey to get can feel confusing: Level 1, Level 2, Level 3, optional valuations, and very different prices. This guide cuts through the jargon and explains what each survey includes, how they differ, and which one suits your situation.
What is a RICS survey?
A RICS survey is an independent inspection of a property’s physical condition carried out by a surveyor regulated by RICS. Their job is to identify defects that you don’t spot during a viewing, such as damp, structural issues, roof deterioration, outdated electrics, and other risks that could lead to expensive repairs later.
Important: A mortgage valuation is not a survey. A valuation only tells the lender that the property is worth the loan amount. It doesn’t give you information about the building’s condition.
The three types of RICS survey
RICS provides three standardised survey levels. Each level offers a different depth of inspection and detail.
RICS Level 1 Survey (Condition Report)
Best for: New-builds and modern homes in good condition.
Includes:
- A traffic-light system rating key elements of the property
- Basic observations about the building’s condition
- Identification of urgent defects
- Summary of risks to the structure or fabric
Does not include:
- Repair advice
- Testing or investigation behind surfaces
- Valuation (unless added separately)
In short: A reassurance check. Suitable only when you expect the property to be straightforward.
RICS Level 2 Survey (HomeBuyer Report)
Best for: Most homes, especially those built after 1900 and in reasonable condition. Available with or without valuation.
Includes:
- Everything in Level 1
- A more detailed visual inspection inside and outside
- Checks on roofs, windows, walls, floors, and lofts (if accessible)
- Damp testing
- Advice on repairs and future maintenance
- Risks that could affect a mortgage or insurance
If you add a valuation:
- A market value
- A reinstatement (insurance) cost
Does not include:
- Invasive investigation
- Structural calculations
In short: The most popular option. A balanced level of detail for most buyers.
RICS Level 3 Survey (Building Survey)
Best for: Older homes, large properties, buildings needing renovation, or anything non-standard (timber frame, thatch, steel frame, etc.).
Includes:
- Full inspection of all accessible areas
- Detailed analysis of structural integrity
- Diagnosis of defects and risks
- Recommendations for repairs, including priorities and timescales
- Estimated repair costs
- Advice on future maintenance or upgrades
Does not include:
- Opening up walls or removing fittings unless agreed beforehand
In short: The most comprehensive survey. Essential if the property is older or shows signs of wear, movement, or long-term neglect.
Which RICS survey should you choose?
Choose Level 1 if:
- It’s a new-build or very modern flat
- You mainly want a basic condition overview
Choose Level 2 if:
- You’re buying a conventional, reasonably maintained home
- You want repair advice and a valuation bundled together
Choose Level 3 if:
- The home is older or visibly needs work
- You’re planning renovations
- You want detailed guidance and repair cost estimates
Why survey standards matter
Property transactions in the UK often involve patchy information, multiple parties, and decisions made under time pressure. Standardised surveys give buyers consistent, trustworthy reports, helping you understand what you’re buying, what might go wrong, and what it could cost to put right.
A good survey gives clarity at a point where many homeowners feel uncertainty. It turns vague worries (“Is that crack normal?”) into clear, practical next steps.
How long do surveys take and how much do they cost?
Level 1:
- Time: ~1 hour
- Cost: £200–£400
Level 2:
- Time: 1.5–3 hours
- Cost: £400–£800 (£600–£1,000 with valuation)
Level 3:
- Time: 3–6 hours or more
- Cost: £800–£1,500+ depending on size and complexity
Do you always need a survey?
You’re not legally required to get one, but skipping a survey leaves you relying on a quick viewing and the seller’s assurances. Most significant issues that cause stress or expense later (roof failure, damp, structural settlement) would have been picked up long before completion if a surveyor had inspected the property.
A survey is one of the few parts of the buying process that protects you, not the lender or the seller.
Need help finding a RICS surveyor?
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