The surveyor you need depends on what you are doing. Buying a home, you need a RICS residential surveyor for a Level 2 or Level 3 survey. If you need a formal figure for probate, divorce or tax, you need a RICS Registered Valuer. Building work next to a neighbour calls for a party wall surveyor, and a commercial property needs a commercial building surveyor. Quantity surveyors manage construction costs, and land surveyors measure and map land.
This guide explains what each type of surveyor does, how to tell which one you need and how to check a surveyor is properly qualified and regulated.
Which surveyor do you need?
| Your situation | Surveyor you need | What you get |
|---|---|---|
| Buying a house or flat | RICS residential surveyor | A RICS Level 2 or Level 3 survey of the property’s condition |
| Buying a new build | RICS residential surveyor | A snagging survey listing defects for the developer |
| Probate, divorce, shared ownership or tax | RICS Registered Valuer | A formal Red Book valuation |
| Checking a Right to Buy price | RICS valuer | An independent Right to Buy valuation |
| Company accounts or financial reporting | RICS Registered Valuer | A valuation for financial reporting |
| Building work next to a neighbour | Party wall surveyor | Notices and, where needed, a party wall award |
| Buying or leasing commercial property | Commercial building surveyor | A commercial building survey |
| End of a commercial lease | Dilapidations surveyor | A schedule of dilapidations and advice |
| Managing building project costs | Quantity surveyor | Cost plans, tender documents and cost control |
| Measuring or mapping land | Land surveyor | Measured, topographical or boundary surveys |
What is a RICS surveyor?
A RICS surveyor is a member of the Royal Institution of Chartered Surveyors, the professional body that sets and enforces standards for surveying in the UK and worldwide. RICS members follow its rules of conduct, and RICS-regulated firms must hold professional indemnity insurance and have a complaints procedure.
You will see different letters after a surveyor’s name. MRICS (Member) and FRICS (Fellow) are chartered surveyors. AssocRICS (Associate) is a professional grade of RICS membership. For valuations, the valuer must also be registered under the RICS Valuer Registration scheme.
Residential surveyors
A residential surveyor inspects homes and reports on their condition. Most home buyers need one of the RICS home surveys:
- RICS Level 1 survey: a brief condition report for newer, conventional homes in good condition.
- RICS Level 2 survey: the usual choice for conventional houses and flats in reasonable condition, with condition ratings for each part of the property.
- RICS Level 3 survey: the most detailed survey, for older, listed, altered or unusual properties.
Not sure which one? Read Level 2 vs Level 3 survey: which do you need?
Valuers
A valuer gives an opinion of what a property is worth. A mortgage valuation is carried out for your lender. When you need a figure that HMRC, a court or another organisation can rely on, you need a RICS Registered Valuer to carry out a Red Book valuation. Our guide to surveys and valuations explains the difference.
Party wall surveyors
A party wall surveyor deals with building work that affects a shared wall or a neighbouring building under the Party Wall etc. Act 1996. They serve notices, record the condition of the neighbour’s property and make an award setting out how the work may be done. See our party wall surveyors page.
Commercial building surveyors
A commercial building surveyor inspects offices, shops, industrial and mixed-use buildings before you buy or lease them, and advises landlords and tenants on repairs and dilapidations during and at the end of a lease.
Quantity surveyors and land surveyors
A quantity surveyor manages the costs of construction projects, from early budgets to the final account. A land surveyor measures and maps land and buildings, producing topographical, measured and boundary surveys. Sterlingworth provides residential and commercial surveys, valuations and party wall services; we do not carry out land or topographical surveys.
How to check a surveyor is RICS-regulated
- Search the RICS “Find a Surveyor” directory on the RICS website for the firm’s name.
- Check the firm states its RICS registration. Sterlingworth Surveyors is registered and regulated by RICS, Firm Registration Number 850747.
- Ask who will carry out the inspection and what their RICS membership is.
Questions to ask before you instruct a surveyor
- Is the firm regulated by RICS?
- Which survey or valuation do you recommend for this property, and why?
- What exactly does the report cover, and what does it leave out?
- Is the fee fixed, and does it include VAT?
- When will the inspection take place, and when will I receive the report?
- Can I talk the report through with the surveyor afterwards?
Types of surveyor: frequently asked questions
Is a chartered surveyor the same as a RICS surveyor?
A chartered surveyor is a RICS member at MRICS or FRICS level. Every chartered surveyor is a RICS surveyor, but RICS also has other membership grades, such as AssocRICS.
Do I need a building surveyor or a structural engineer?
For a house purchase, start with a building surveyor, who looks at the whole property. If the survey finds a specific structural concern, such as significant cracking, the surveyor may recommend a structural engineer to investigate that issue in more detail.
Can the same surveyor do a survey and a valuation?
Yes. A RICS Level 2 survey can include a market valuation, so one surveyor reports on both condition and value.
Does my mortgage lender’s surveyor check the property for me?
No. The lender’s valuer works for the lender and checks the property is adequate security for the loan. It is not a survey of the property’s condition for you.
Speak to a RICS surveyor
Tell us about the property and what you need, and we will recommend the right survey or valuation and confirm a fixed fee.
Further reading: Types of house survey in the UK · We won Business of the Year
