There are three RICS home surveys in the UK: Level 1, Level 2 and Level 3. They differ in how much of the property the surveyor inspects and how much advice the report gives. A Level 1 survey is a basic overview for modern homes in good condition. A Level 2 survey suits most conventional houses and flats in reasonable condition. A Level 3 survey is the most detailed, for older, altered or unusual properties. New builds need a snagging survey instead, and a formal figure for probate, divorce or tax needs a Red Book valuation, which is not a survey at all.
This guide explains each type of house survey, who it suits and how to choose.
Types of house survey at a glance
| Survey | Best for | What you get |
|---|---|---|
| RICS Level 1 | Modern, conventionally built homes in satisfactory condition | A basic overview of the property’s condition, without detailed advice on repairs |
| RICS Level 2 | Most conventional houses and flats in reasonable condition | A report on the condition of the main parts of the property, with condition ratings, and an optional market valuation |
| RICS Level 3 | Older, larger, altered or unusual properties, or where you plan major work | A detailed report on materials, defects, repair options and future maintenance |
| Snagging survey | New-build homes | A list of defects for the developer to put right |
| Red Book valuation | Probate, divorce, tax, shared ownership and Help to Buy | A formal market value by a RICS Registered Valuer, not a report on condition |
The RICS Home Survey Standard
Since 1 March 2021, RICS members and RICS-regulated firms carrying out home surveys in the UK have worked to the RICS Home Survey Standard. It defines three levels of survey, so you can compare like with like whichever firm you use. Some firms still use older names: a Level 2 survey was often called a HomeBuyer Report, and a Level 3 survey a Building Survey.
RICS Level 1 survey
A Level 1 survey is the simplest of the three. RICS describes it as a very basic overview of the property’s condition, based on a visual inspection that is less extensive than at Levels 2 and 3. No tests of the building fabric or services are carried out, and the report does not give detailed advice on repairs.
It is best suited to conventionally built, modern homes in satisfactory condition. If you want advice on what to do about any problems, choose a Level 2 or Level 3 survey instead.
RICS Level 2 survey
A Level 2 survey is the most common choice for home buyers. The surveyor carries out a more extensive visual inspection of the building, its services and its grounds, and reports on the condition of the main parts of the property using condition ratings. It does not give detailed advice on repairs.
It suits a broad range of conventionally built houses and flats in reasonable condition. You can add a market valuation, so one report covers both condition and value.
RICS Level 3 survey
A Level 3 survey is the most thorough. RICS describes it as covering the materials used in each part of the building, defects and the options for putting them right, and the future maintenance of the property. Concealed areas that the occupiers normally open or use are inspected where it is safe to do so, and services are observed in normal operation, although they are not tested.
Choose a Level 3 survey for an older or listed property, one that has been extended or altered, one built in an unusual way, one in poor condition, or one where you plan significant work.
Still deciding between the two? Read Level 2 vs Level 3 survey: which do you need?
Snagging surveys for new builds
A new-build home does not need a Level 2 or Level 3 survey in the usual way. A snagging survey checks the finished home for defects and unfinished work, and gives you a list to send to the developer so they can put things right.
A survey is not a valuation
A survey reports on a property’s condition. A valuation gives its value. They answer different questions:
- Mortgage valuation: arranged by your lender to check the property is adequate security for the loan. It is for the lender, not a report on the property’s condition for you.
- Red Book valuation: a formal valuation by a RICS Registered Valuer, needed for purposes such as probate, divorce, tax, shared ownership and Help to Buy. See what is a Red Book valuation?
For more on the difference, read survey vs valuation.
How to choose the right survey
- Is it a new build? Choose a snagging survey.
- Is it older, altered, unusual or in poor condition, or are you planning major work? Choose a Level 3 survey.
- Is it a conventional house or flat in reasonable condition? A Level 2 survey is usually right. Add a valuation if you want one.
- Buying a leasehold flat? Read do I need a survey on a leasehold flat?
If you are unsure, tell the surveyor about the property’s age, construction and condition before you book, and ask which level they recommend.
How much does a house survey cost?
A RICS Level 2 survey starts from £425 for properties worth up to £300,000, and a RICS Level 3 survey from £650 for properties worth up to £500,000. All fees include VAT. See our house survey cost guide.
For a full breakdown, read how much does a house survey cost?
Types of house survey: frequently asked questions
What are the three types of RICS survey?
The RICS Home Survey Standard defines three levels. Level 1 is a basic overview of condition. Level 2 is a more extensive inspection with condition ratings for the main parts of the property. Level 3 is the most detailed, covering defects, repair options and future maintenance.
Is a mortgage valuation a survey?
No. A mortgage valuation is arranged by your lender to check the property is adequate security for the loan. It does not report on the property’s condition for you.
Can I get a valuation with my survey?
Yes. A RICS Level 2 survey can include a market valuation, so one report covers both condition and value.
Do I need a survey for a new-build home?
A snagging survey is the usual choice for a new build. It lists defects and unfinished work for the developer to put right.
Book the right survey
Sterlingworth Surveyors is registered and regulated by RICS (Firm Registration Number 850747). Tell us about the property and get a fixed price for your survey online.
Further reading: Types of surveyor: which one do you need? · What to look for when buying a house
