RICS Level 1, 2, or 3 Survey: Which One Do You Actually Need?
Confused about which property survey to get in the UK? Discover the key differences between RICS Level 1, 2 and 3 surveys—plus expert guidance on which one is right for your home purchase.
Introduction: Why Choosing the Right Survey Matters
Buying a property is likely the biggest investment of your life —yet many buyers in the UK are unsure which type of survey they need.
Whether you're a first-time buyer or moving up the ladder choosing the wrong survey could cost you thousands in unexpected repairs—or lead you to overpay for a home hiding serious issues.
In this complete guide we’ll explain:
The difference between RICS Level 1 Level 2 and Level 3 surveys
What each includes (and doesn’t)
When to choose each one
Real-life examples to help you decide
What Are RICS Surveys?
RICS (Royal Institution of Chartered Surveyors) offers three main levels of home surveys:
Level 1: Condition Report
Level 2: HomeBuyer Report (with or without valuation)
Level 3: Building Survey (formerly known as Structural Survey)
Each level is designed to assess the condition risks and potential defects of a property—at different depths and for different buyer needs.
RICS Survey Types Compared at a Glance
Feature | Level 1 (Condition) | Level 2 (HomeBuyer) | Level 3 (Building Survey) |
|---|---|---|---|
Property Type | Newer homes (<20 years) | Standard homes in good condition | Older larger or altered properties |
Cost (avg) | £250–£400 | £400–£700 | £600–£1 500+ |
Defect Reporting Depth | Basic overview | Moderate detail | Comprehensive analysis |
Advice on Repairs | No | Yes | Extensive |
Photos Included | Sometimes | Often | Always |
Valuation Option | No | Optional | No (valuation separate) |
Structural Inspection | Visual only | Visual + accessible areas | Full structural elements |
Invasive Inspection (e.g. floorboards) | No | No | Yes (when agreed) |
Roof/Loft/Drainage Access | External only | Limited | Extensive |
RICS Level 1 Survey (Condition Report) – Overview
This is the most basic survey and is best suited for:
Recently built homes
New-build properties with warranty (e.g. NHBC)
Flats in modern developments
Homes under 10–20 years old in apparent good condition
What’s Included:
Traffic light system rating (Green/Amber/Red)
Summary of condition of key elements (roof walls floors)
No advice on repairs
No valuation or insurance reinstatement figure
When Not to Use:
Older properties
Homes needing renovation
Properties with known or suspected issues
RICS Level 2 Survey (HomeBuyer Report)
This is the most common survey for UK buyers especially for:
Standard 1930s–2000s homes
Properties in generally good condition
Houses with no visible major alterations
Two Options:
With valuation
Without valuation (if your mortgage lender already did one)
What’s Included:
Traffic light ratings
Commentary on visible issues (damp cracks roof insulation)
Basic advice on repairs
Inspection of loft (if safe) roof spaces windows and drains
Optional market valuation and insurance rebuild cost
Ideal for peace of mind before committing to a mid-range property.
RICS Level 3 Survey (Building Survey)
This is the most detailed survey available and is strongly advised for:
Properties over 50 years old
Period homes (Victorian Edwardian Georgian)
Properties that are run-down or visibly damaged
Homes with extensive alterations extensions or non-standard construction
Listed buildings or rural properties
What’s Included:
Full breakdown of construction condition defects
Assessment of structural integrity
Advice on repairs maintenance future issues
Photographic evidence of defects
May include estimated repair costs
Access to concealed areas (if authorised)
If you suspect major work may be needed Level 3 is the gold standard.
How to Choose the Right Survey Type: Real Scenarios
Buying a 2015-built detached home?
Level 1 or 2 (Level 1 if still under warranty)
3-bed 1950s semi in good condition, standard brick build?
Level 2 HomeBuyer Report
1900s terraced home with signs of damp and DIY alterations?
Level 3 Building Survey—don't risk it
Modern flat in a block managed by leasehold company?
Level 1 or 2 depending on age/condition
How Much Do RICS Surveys Cost in 2025?
Survey Type | Typical Cost Range (2025) |
|---|---|
RICS Level 1 | £250 – £400 |
RICS Level 2 | £400 – £700 |
RICS Level 3 | £600 – £1 500+ |
Costs vary based on location property size and complexity.
Can I Skip the Survey?
Legally? Yes.
But skipping a survey means:
You may miss serious structural issues
You’ll have no legal recourse later
It could cost you £5 000–£20 000+ in repairs post-sale
A survey is optional—but critical.
Use WiseNest to Analyse Your Survey Report
After receiving your survey:
Upload the PDF to your WiseNest account
Get a summary of red-flag issues in plain English
Understand costs questions to ask and next steps
Create your free WiseNest account to try it now.
Final Takeaway: Which Survey Do You Need?
Situation | Best Survey Type |
|---|---|
New build / under warranty | Level 1 |
Modern home (under 30 years) no issues | Level 2 |
Older home / suspected problems | Level 3 |
Buying a flat in a new development | Level 1 or 2 |
Period property or renovation project | Level 3 |
When in doubt— go one level higher . It’s always cheaper than unexpected repairs.
Ready to Choose Your Survey?
Make an informed decision—don’t just guess.
Match the survey type to your property
Compare quotes from RICS-accredited surveyors
Use WiseNest to review and understand your survey once received
Create your free WiseNest account to simplify your next step in the buying journey.
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This content is optimized to answer these questions comprehensively.
What is the difference between RICS Level 1, 2 and 3 surveys?
Level 1 is basic and best for new homes. Level 2 covers most standard properties and includes repair advice. Level 3 is the most detailed, ideal for older or altered properties.
Which RICS survey do I need when buying a house?
Most buyers need a Level 2 survey. If you're buying a very old, large, or run-down home, go for Level 3.
How much does a RICS survey cost in the UK?
Level 1 surveys start from £250, Level 2 from £400, and Level 3 from £600+. Prices vary by property and location.
Does a Level 2 survey include a valuation?
Yes, a Level 2 HomeBuyer Report can include a property valuation if you request it.
Can I upgrade my survey after booking?
In many cases, yes—especially if the surveyor finds early signs that suggest a more detailed report is needed.
Is a property survey required for a mortgage?
No, but mortgage lenders often require their own valuation, which is not the same as a full survey. You should commission your own RICS survey separately.
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