Level 1, 2 or 3 — which survey did you buy?
RICS home surveys come in three levels, and what you can fairly expect from your report depends entirely on which one you paid for. Here's what each level covers, what it costs, and what a good report at each level should give you.
The three RICS survey levels
Since 2021, RICS surveys have followed the Home Survey Standard, which defines three levels of service. The level you commissioned sets the depth of inspection, the detail of the report, and the standard your surveyor's work should be judged against.
Level 1 — Condition Report
The most basic survey, designed for conventional, newer homes in apparently good condition. The surveyor describes the condition of the property, identifies legal issues for your conveyancer, and highlights urgent defects — but does not give repair advice or valuations.
- Typical cost: £300–£700
- What to expect: traffic-light condition ratings, brief descriptions, no repair advice
- Best for: new-build or nearly-new conventional homes
Level 2 — HomeBuyer Report
The most popular choice for conventional properties in reasonable condition. Everything in Level 1, plus advice on defects that may affect the property's value, guidance on repairs, and ongoing maintenance advice.
- Typical cost: £400–£1,000
- What to expect: condition ratings with explanation, advice on repairs and maintenance, issues your legal adviser should pursue
- Best for: conventional houses and flats under ~100 years old in reasonable condition
Level 3 — Building Survey
The most thorough option, previously called a "full structural survey". The surveyor inspects more extensively, describes the construction and materials, explains defects, their likely causes and implications — and should outline realistic repair options.
- Typical cost: £600–£2,000+
- What to expect: detailed defect analysis with causes and repair guidance, commentary on how the building is put together, and clear identification of anything needing further investigation
- Best for: older, larger, unusual or altered properties, or anywhere you're planning works
Why the level matters when judging your report
A Level 2 report that doesn't explain the cause of damp isn't necessarily deficient — cause analysis is a Level 3 expectation. But a Level 3 Building Survey that says "signs of moisture were noted, further investigation recommended" without any attempt to explain cause or implication is falling short of what you paid for.
What every level must do
Regardless of level, the Home Survey Standard requires every report to be clear about what was and wasn't inspected, to flag serious and urgent defects, to identify risks to safety, and to state the limitations of the inspection honestly. A report at any level that buries urgent issues, contradicts itself, or hides behind blanket caveats deserves scrutiny.
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