The Three RICS Survey Levels
The Royal Institution of Chartered Surveyors (RICS) defines three standard levels of survey for residential property in England and Wales. These replaced the old HomeBuyer Report and Building Survey labels in 2021, though surveyors and agents still use the old names informally.
| Level | Old name | Typical cost | Best for |
|---|---|---|---|
| RICS Level 1 | Condition Report | £250–£400 | New builds and properties in excellent condition |
| RICS Level 2 | HomeBuyer Report | £400–£700 | Standard properties in reasonable condition |
| RICS Level 3 | Building Survey | £600–£1,500+ | Older, larger, or unusual properties |
What Each Survey Includes
A Level 1 survey is a basic visual inspection that rates the condition of different elements of the property using a traffic-light system (1 = no repair needed, 2 = repair/replacement required in the future, 3 = urgent attention needed). It does not include advice on repair costs or in-depth investigation of defects.
A Level 2 survey is a more detailed visual inspection of accessible areas. It includes the same condition ratings but adds commentary on significant defects, a risk section, and advice on any matters requiring urgent attention. Some Level 2 surveys include a market valuation; others do not — check what is included before commissioning.
A Level 3 survey is the most comprehensive standard survey available. The surveyor inspects all accessible and visible parts of the property in detail, describes the construction method, identifies defects, advises on repair methods and likely costs, and flags urgent safety issues. No test drilling or opening up of structures is included unless agreed separately.
Additional Survey Types
- ▸Specialist structural survey: Commissioned when a Level 3 raises concerns about specific structural issues — subsidence, movement, or compromised foundations. Typically carried out by a structural engineer at £500–£1,500
- ▸Japanese knotweed survey: Required if any knotweed is suspected on site. A specialist survey costs £200–£500 and is often required by mortgage lenders before offering
- ▸Drainage survey (CCTV): A camera inspection of drains — useful for older properties or those showing damp or drainage problems. Typically £100–£400
- ▸Asbestos survey: For pre-2000 properties where asbestos-containing materials may be present. A management survey costs £200–£600 depending on property size
- ▸Damp and timber report: Often offered by specialist companies. Be cautious — these reports are sometimes conducted by firms that also sell treatments, creating a conflict of interest
Who Pays for the Survey?
The buyer always pays for their own survey. This cost is not recoverable if the sale falls through. The seller's only legal obligation is to commission an EPC before marketing — they do not need to provide a survey.
The mortgage lender's valuation is not a survey. It is a basic check that the property provides adequate security for the loan. It does not protect you as a buyer and does not identify defects. Do not mistake the mortgage valuation for a survey — they serve different purposes.
How to Use Survey Results
Survey results serve two purposes: informing your decision to proceed (or not) and giving you grounds to renegotiate the purchase price. If the survey reveals significant defects, get quotes from relevant contractors and return to the seller with a revised offer reflecting the cost of remediation.
Sellers generally expect some level of post-survey negotiation and will prefer a modest price reduction to relisting. The key is to quantify the issues specifically with contractor quotes — not to use a general survey comment as an excuse for a blanket price cut.
Frequently Asked Questions
Is a survey legally required when buying a house in the UK? No — surveys are optional for buyers, though mortgage lenders require their own valuation. However, given that a house purchase is the largest transaction most people ever make, commissioning an independent survey is strongly advisable for any property.
Can I use a survey to negotiate the purchase price down? Yes — survey findings are widely used as grounds for post-offer negotiation. Obtain quotes from relevant contractors for the repairs identified, and present a revised offer to the seller with supporting evidence. Most sellers would rather reduce the price than lose the buyer.
What is not covered by a standard survey? Surveys are visual inspections only — surveyors do not open up structures, test electrical systems, inspect behind furniture, or lift floorboards unless the scope is specifically extended. Gas and electrical systems are not tested in any standard survey level.
How long does a house survey take? The physical inspection typically takes 2–4 hours for a Level 2 and 4–8 hours for a Level 3, depending on the property size and condition. The written report is usually delivered within 3–5 working days of the inspection.
Should I be present during the survey? You are not required to be there, but attending can be useful — especially for a Level 3. You can ask the surveyor questions in person and get a sense of the key concerns before the written report arrives.
What happens if I pull out after commissioning a survey? The survey fee is non-refundable if you withdraw from the purchase. This is one of the financial risks of a sale falling through before exchange.
Key Takeaways
- ✓RICS Level 2 (formerly HomeBuyer Report) is the minimum sensible choice for most standard purchases
- ✓RICS Level 3 (formerly Building Survey) is recommended for older, larger, or visibly defective properties
- ✓The mortgage valuation is not a survey — always commission an independent inspection
- ✓Survey results can be used to renegotiate the purchase price when backed by contractor quotes
- ✓Specialist surveys (structural, knotweed, drainage) should be commissioned when standard surveys raise specific concerns