RICS home survey levels explained (Level 1, 2 and 3)
What each RICS Home Survey level actually covers, based on RICS's own guidance. Why Level 2 is the sensible starting point for most buyers, and when to step up to Level 3.
First, the thing your lender will not tell you
Your mortgage lender’s valuation report is not a survey. It only tells the lender whether the property is reasonable security for the loan. A RICS Home Survey tells you the actual condition of the property, which is vital during price negotiations and helps you avoid expensive surprises after you move in.
RICS defines three levels of Home Survey, and only a RICS-qualified surveyor can carry them out. Here is what each level actually includes, based on RICS’s own guidance.
Level 1: the basic condition report (we don’t offer it)
A Level 1 is a visual inspection that is less comprehensive than Level 2 and Level 3. It gives traffic-light ratings for the condition of the building, its services and grounds, a summary of risks, and an assessment of how important the defects are. Nothing is tested.
What it leaves out matters more than what it includes:
- No advice on repairs or ongoing maintenance
- No valuation, and no option to add one
- The least extensive inspection of the three levels
In practice, a Level 1 often flags a problem and then recommends further investigation, without explaining the defect or what fixing it involves. Because the surveyor still has to visit and prepare a report, it does not cost much less than a Level 2 that tells you far more. That is why our panel focuses on Level 2 and Level 3.
Level 2: the sensible starting point for most buyers
Choose a Level 2 (the HomeBuyer Report) for a conventional house, flat or bungalow built from common materials and in reasonable condition. That description covers most UK purchases, and it is the level RICS points buyers to when they need more than a basic overview. It includes:
- A more extensive visual inspection of the building, its services and the grounds than Level 1
- Inspection of concealed areas normally opened or used by the occupiers where it is safe, such as roof spaces, basements and cellars
- Condition ratings plus an assessment of how important each defect or problem is
- Advice that helps you decide whether you need further specialist advice before committing to the purchase
- The information you need to budget for repairs and understand the ongoing maintenance the property will require
The valuation add-on
A Level 2 with valuation adds the surveyor’s professional opinion of the property’s market value, an insurance reinstatement figure (so you avoid under- or over-insuring), and a list of problems the surveyor considers may affect the value. It is a popular add-on for price negotiations, and you can say yes to it in one tap when you get your quotes here.
Level 3: the full picture for older or unusual homes
Choose a Level 3 (the Building Survey, formerly a full structural survey) for a large, older or run-down property, a building that is unusual or altered, or if you are planning major works. It costs more because it goes much further:
- A detailed inspection of the building, services and grounds, more extensive than Level 2, with services observed in normal operation where safe
- Describes how the property is built and what materials are used, and how they will perform in future
- Identifies the risk of hidden defects in areas not inspected, and the most probable causes of defects
- Outlines the likely scope of remedial work, the consequences of not repairing, and recommendations on priority and timescale
- Can include an estimate of repair costs where agreed in advance, and specific comments on energy efficiency
With Building Survey Quotes, Level 3 quotes include a market valuation as standard.
What each level covers at a glance
| What the survey gives you | Level 1 | Level 2 | Level 2 + Valuation | Level 3 |
|---|---|---|---|---|
| Condition of the property, with urgent and serious problems identified | Yes | Yes | Yes | Yes |
| Flags issues needing further investigation, and dangers | Yes | Yes | Yes | Yes |
| Helps you decide whether you need extra advice before committing | No | Yes | Yes | Yes |
| Helps you budget for repairs and plan ongoing maintenance | No | Yes | Yes | Yes |
| Market valuation and insurance reinstatement figure | No | No | Yes | Yes* |
| How the property is built, hidden-defect risks, repair scope, priorities and timescales | No | No | No | Yes |
| Repair cost estimates (where agreed) and energy-efficiency comments | No | No | No | Yes |
*Included with Level 3 quotes through Building Survey Quotes.
Which level should you choose?
- Conventional house, flat or bungalow in reasonable condition → Level 2, with the valuation add-on if you want negotiating evidence and an insurance figure.
- Older, larger, unusual or altered property, or planning major works → Level 3.
Based on the RICS guide “Helping you choose the right survey”. Compare fixed-fee quotes from RICS-regulated surveyors for Level 2 and Level 3 side by side.