RICS surveys come in three levels. This guide explains what each one covers, who it suits and how to choose — so you neither overpay for detail you do not need nor under-buy on a home that needs the full picture.
RICS — the Royal Institution of Chartered Surveyors — defines a clear, three-level framework so buyers can match the depth of inspection to the property. A Level 1 Condition Report is the most basic, a simple traffic-light overview best suited to new or nearly-new homes in good order. A Level 2 HomeBuyer Survey is the popular middle option for conventional, modern properties: it rates each major element and flags what needs attention. A Level 3 Building Survey is the most thorough, written for older, larger, listed or heavily altered homes, explaining the cause of each defect and how to put it right.
Choosing well comes down to the property, not the price. As a rule of thumb: the older, more unusual or more altered the home, the higher the level you want. A 2015 new build in good condition rarely needs more than a Level 2; a 1900 stone cottage with a slate roof and an extension warrants a Level 3. If you are weighing two options against each other, our compare survey types page sets them side by side on cost, detail and turnaround.
You can also read the detail on each survey directly: our Level 2 Home Survey page covers what the HomeBuyer standard includes, while the Level 3 Building Survey page explains the deeper structural inspection. Still unsure? Get a quote and we will recommend the right level for your specific property — there is no charge for the advice.
Three short reads to help you match the right survey to your home.
A side-by-side of what each level inspects, who it suits and what it costs.
The most popular survey, line by line, and what the traffic-light ratings mean.
The tell-tale signs your period, listed or extended home is a full-survey case.
A 1930s semi sits on the boundary. If it is in good order and largely unaltered, a Level 2 HomeBuyer survey is usually enough. But homes of this era often have original wiring, single-skin additions, cavity walls of varying quality or a re-covered roof — so if it has been extended, looks tired, or you simply want reassurance, a Level 3 Building Survey is the safer choice. We are happy to advise once we know a little about the property.
A new build does not usually need a full Level 2 or 3, but it does benefit from an independent new-build snagging inspection before completion. A snagging survey lists every defect and unfinished item so the developer fixes them at their cost, while the property is still covered by warranty. It is a different product from a condition survey and well worth the modest outlay.
A Level 2 HomeBuyer survey is a visual, non-intrusive inspection. It will not lift carpets, move heavy furniture, open up walls or floors, or test services such as gas, electrics, drainage and heating beyond a visual check. It does not provide the detailed cause-and-repair analysis of a Level 3. Where the surveyor sees a potential serious issue, they will flag it and recommend a specialist or a Specific Defect survey.
Get a free quote in minutes and we will recommend the right survey for your property.
Home surveys and valuations across England, carried out by RICS and RPSA regulated partner surveyors. Clear reports, fair prices, qualified people.