RICS Survey Levels Explained: Which Survey Do You Need?

Level 1: Condition Report

The RICS Level 1 Condition Report is the most basic survey. It uses a traffic light rating system — condition ratings 1, 2, and 3 — to describe the state of different parts of the property, without detailed commentary or recommendations. It covers the main elements: roof, walls, floors, windows, services (plumbing and electrical).

It does not include a market valuation. It does not include advice on what to do about problems found. It is a snapshot, not an investigation.

▸Typical cost: £300–£500 depending on property size and location
▸Best for: New builds, recently renovated properties in good condition, conventional construction
▸What it doesn't include: Detailed commentary, repair recommendations, or market valuation
▸Time to complete: 1–2 days after inspection

💡 Tip:Level 1 is appropriate only for newer properties (typically post-2000) in good condition, with conventional construction, where you have no particular concerns. If in doubt, upgrade to Level 2.

Level 2: HomeBuyer Report

The RICS Level 2 HomeBuyer Report is the most commonly purchased survey and is appropriate for the majority of residential properties. It uses the same traffic light condition ratings as Level 1 but adds detailed commentary on issues found, repair recommendations, and guidance on what to investigate further.

A Level 2 can optionally include a market valuation — useful for checking whether the agreed purchase price is reasonable. The surveyor will inspect accessible parts of the property but will not lift carpets, move furniture, or open up concealed areas. It is a visual inspection.

▸Typical cost: £450–£900 depending on property size and location (add £100–£200 for optional valuation)
▸Best for: Conventional properties built after 1900 in reasonable condition — the default choice for most purchases
▸What it includes: Condition ratings, commentary on defects, repair priority guidance, legal issues to flag to solicitor
▸What it doesn't cover: Concealed areas, specialist systems (swimming pools, lifts), properties with unusual construction

⚠ Warning:A Level 2 surveyor will only report on what they can see. A boarded-up roof void, a room full of stored items, or a crawl space they can't access may go uninspected. If a Level 2 raises a concern — damp, roof issues, suspected subsidence — commission specialist reports immediately, before exchange.

Level 3: Building Survey

The RICS Level 3 Building Survey (formerly known as a Full Structural Survey) is the most comprehensive option. It includes a detailed investigation of the structure and fabric of the property, with commentary on all defects found — including their cause, likely progression if untreated, and repair options. It is more intrusive than a Level 2: surveyors will inspect roof spaces, lift inspection hatches, and probe suspect areas.

A Level 3 does not automatically include a market valuation — you can request one as an add-on, or commission a separate RICS Red Book valuation if needed.

▸Typical cost: £700–£1,500+ depending on property size, age, and location
▸Best for: Pre-1900 properties, unusual construction, renovation projects, any property where Level 2 raised unresolved concerns
▸Report depth: Full narrative report, typically 30–60 pages, covering all accessible elements in detail
▸Turnaround: 3–5 days after inspection due to report length

💡 Tip:Level 3 is worth the additional cost for: any property built before 1900, properties with non-standard construction (timber frame, thatched roofs, steel frame, concrete), if a Level 2 has flagged concerns, or if you're planning significant renovation work and want a detailed understanding of what you're starting with.

What Surveys Don't Cover

All three RICS survey levels are visual inspections only. Surveyors cannot see inside walls, under floors (unless there is access), or behind fitted elements. A survey will not detect a gas leak, confirm the electrical installation is safe (that requires an EICR from a qualified electrician), or identify asbestos (that requires a specialist asbestos survey).

Specialist issues that surveys typically flag but don't fully investigate include: Japanese knotweed (they may identify it but recommend a specialist), drainage problems (a CCTV drain survey is a separate commission), and mining subsidence in relevant areas (which requires a separate mining search).

▸Electrical safety: Requires an Electrical Installation Condition Report (EICR) from a qualified electrician
▸Gas installation: Requires inspection by a Gas Safe registered engineer
▸Drains: A CCTV drain survey (£150–£300) is worth commissioning for older properties or where drainage concerns are flagged
▸Asbestos: Properties built before 2000 may contain asbestos — a specialist survey is required if it's suspected

How to Use Survey Findings

If the survey identifies significant issues — a failing roof, evidence of subsidence, active damp — you have several options before exchange. You can renegotiate the purchase price based on the estimated cost of remediation (get quotes from relevant tradespeople first), request the seller fixes the issue before completion, or walk away if the issues are too severe.

Most sellers expect some post-survey renegotiation. A reasonable, evidence-based request — 'the survey found X, three quotes put the repair cost at £Y, we'd like to revise our offer by £Y' — is generally received better than a vague 'we want a reduction.' The survey report itself gives you the credibility to make the ask.

💡 Tip:Commission your survey as soon as your offer is accepted — don't wait until searches are back. Survey findings may prompt you to walk away, and the earlier you know, the lower your sunk costs.

Key Takeaways

✓Level 2 (HomeBuyer Report) is the right default choice for most properties — it provides meaningful detail at a reasonable cost
✓Upgrade to Level 3 (Building Survey) for any pre-1900 property, non-standard construction, or planned renovation
✓Surveys are visual inspections only — they cannot detect issues behind walls, under floors, or in concealed spaces
✓If a survey flags damp, roof defects, or subsidence, commission specialist reports immediately — before exchange
✓Use survey findings to renegotiate with evidence — get repair quotes before going back to the agent