RICS Survey Levels Compared: Level 1, 2, and 3 Explained
RICS introduced a standardised three-level survey framework in 2021. Each level provides increasing depth of inspection, cost, and detail — matching the right level to your property avoids both overspending and missing critical defects.
Level 1 — Condition Report
- ►Most basic survey: visual inspection only
- ►Traffic-light ratings for each element with brief commentary
- ►No advice on repairs or maintenance
- ►Typical cost: £250–£400
Pros
- ✓Lowest cost
- ✓Sufficient for brand-new properties or very recently built homes
- ✓Quick to produce
Cons
- ✗Almost no detail — will not identify hidden defects
- ✗No repair advice or cost guidance
- ✗Rarely recommended for anything except new builds
Best for: New-build properties covered by an NHBC or similar warranty.
Level 2 — Homebuyer Report
- ►Visual inspection with condition ratings and surveyor commentary
- ►Highlights significant defects and items needing urgent attention
- ►Includes a market valuation and insurance reinstatement figure (in most versions)
- ►Typical cost: £400–£700
Pros
- ✓Good balance of cost and information for standard properties
- ✓Covers main defects and flags items for further investigation
- ✓Widely available from RICS surveyors
Cons
- ✗Does not open up surfaces or investigate concealed areas
- ✗Not suitable for older or non-standard construction
- ✗Less prescriptive on repair options than Level 3
Best for: Conventional post-1930s properties in reasonable condition with no obvious structural concerns.
Bottom Line
Level 1 is rarely worth choosing over Level 2. For most standard modern properties, Level 2 is appropriate; for anything pre-1930s, unusual, or showing visible defects, invest in a Level 3 Building Survey.
Frequently Asked Questions
Does a Level 3 survey include a valuation?
Not always — a full Building Survey focuses on condition rather than value. If you need a valuation, you can request one as an add-on, though many buyers rely on the lender's mortgage valuation for this purpose.
Can I instruct the same surveyor my lender uses?
Yes. Some lenders allow you to instruct their panel surveyor to carry out a combined mortgage valuation and homebuyer survey, which can save money. However, you cannot combine a lender valuation with a Level 3 survey this way.
What is a specialist survey?
Beyond the three RICS levels, specialists can carry out targeted surveys for specific concerns: structural engineers for subsidence, damp specialists, timber/pest surveys, or electrical and plumbing inspections. These are usually triggered by red flags in a Level 2 or 3 survey.
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