A RICS Level 2 home survey from Sterlingworth starts from £425, and a RICS Level 3 building survey from £650, including VAT. What you pay depends on the value of the property and the survey you choose, and we confirm a fixed fee before you instruct us, so the figure you are quoted is the figure you pay.
This guide explains what sets the fee, what each survey includes, and how to compare quotes from different firms without comparing the wrong things.
How much does a house survey cost?
Our fees are set by the value of the property, so a survey on a flat costs less than the same survey on a large house. These are our starting fees, including VAT:
| Property value | Level 2 survey | Level 3 survey | Snagging survey | Red Book valuation |
|---|---|---|---|---|
| Up to £300,000 | from £425 | from £650 | from £400 | from £275 |
| £300,000 to £500,000 | from £450 | from £650 | from £425 | from £275 |
| £500,000 to £1m | from £550 | from £675 | from £525 | from £350 |
| £1m to £1.25m | from £850 | from £1,025 | from £825 | from £675 |
Above £1.25m the fee continues to rise with the value of the property. Tell us the address and the asking price and we will confirm your fee before you commit to anything.
Adding an independent market valuation to a Level 2 survey starts from £575 in the lowest band, rather than £425 for the survey on its own.
What makes one survey cost more than another?
The level of survey
A Level 2 survey reports the condition of what can be seen and how urgent each defect is. A Level 3 survey goes further: it explains the likely cause of each defect, the risk of hidden problems and what putting things right involves. That extra work is why a Level 3 costs more. Our Level 2 vs Level 3 guide explains which one suits which property.
The value of the property
Fees rise with the value of the property, which usually tracks its size and complexity. Our fees do not vary by location.
What you add to it
A market valuation, prepared for you rather than for a lender, can be added to either survey. A snagging survey on a new-build home is a separate service with its own fee.
What is included in the fee?
Every survey includes the inspection, the written report and the chance to talk the findings through with the surveyor who carried it out. Reports include photographs of the defects found, and set out what needs attention, what can wait and what should be investigated further before you exchange.
A Level 2 survey does not report on repair costs. A Level 3 can include estimated repair costs and timescales where that is agreed before the inspection. Neither survey opens up the structure or tests the electrics, gas, heating or drainage, and neither is a valuation unless you add one.
Is a survey worth the money?
A survey is small next to the cost of the problems it finds. Damp, movement, a roof at the end of its life, unapproved alterations or spray foam insulation in the roof space can all cost thousands to put right, and some affect whether a lender will lend at all. Finding them before exchange means you can decide what to do while you still have a choice: renegotiate, ask for the work to be done, or walk away. Our guide on renegotiating after a survey explains how buyers use the report.
How to compare survey quotes
Quotes are only comparable when they are for the same service. Before you choose on price, check:
- which level of survey the quote is for, as a Level 2 and a Level 3 are different products
- whether the fee includes VAT
- whether a market valuation is included or charged separately
- whether the surveyor is RICS-regulated, and whether a valuation would be carried out by a RICS Registered Valuer
- whether you can speak to the surveyor about the report afterwards
Our guide on how to compare survey quotes goes through this in more detail. The cheapest quote is not a saving if it is for a lighter survey than the property needs.
Who pays for the survey?
The buyer instructs the survey and pays for it, and the report is written for the buyer. It is separate from your lender’s valuation, which your lender arranges for its own purposes and which is not a survey. Sellers sometimes commission a survey before marketing a home, but that is a separate instruction.
What does a valuation cost?
An independent RICS Red Book valuation starts from £275 including VAT for properties worth up to £400,000. Valuations for probate, divorce, shared ownership, Help to Buy and Right to Buy are priced on the same basis, by the value of the property. A lease extension valuation starts from £725, which covers our fee only, not the premium payable to the landlord or the landlord’s costs.
House survey cost: frequently asked questions
How much does a RICS Level 2 survey cost?
From £425 including VAT for a property worth up to £300,000, rising with the value of the property. Adding a market valuation starts from £575. We confirm a fixed fee before you instruct us.
How much does a RICS Level 3 survey cost?
From £650 including VAT for a property worth up to £500,000, rising with the value of the property. A Level 3 costs more than a Level 2 because it explains the cause of defects and what repairs involve.
Do your fees include VAT?
Yes. Every fee we quote includes VAT, so there is nothing to add to it.
Does the fee change depending on where the property is?
No. Our fees are set by the value of the property, not its location.
Is a survey included in my mortgage?
No. Your lender’s valuation is a limited check carried out for the lender, not a survey of the property’s condition, and it is not written for you. Read more on the difference between a mortgage valuation and a RICS survey.
Can I get a survey and a valuation together?
Yes. A market valuation can be added to a Level 2 or Level 3 survey, and it appears as its own section of the report. Tell us when you book, as it changes the fee.
When do I pay?
We confirm the fee and the scope in writing before you instruct us, so you know the cost before anything is booked.
Get a fixed fee for your survey
Tell us the property’s address, its asking price and anything you already know about its age, construction and condition. We will recommend the right survey and confirm a fixed fee before you instruct us.
