RICS Home Survey Level 1 vs 2 vs 3: which do you need?
Since 2021, RICS has used a single Home Survey Standard covering three report levels, Level 1, Level 2 and Level 3, replacing the older "Condition Report", "HomeBuyer Report" and "Building Survey" naming. A transition period ran from March to August 2021, during which both the old and new report formats were accepted, but every RICS surveyor working today should be issuing one of the three current levels. All three use the same traffic-light system, green, amber or red, to rate the condition of different parts of a property, which makes it easier to compare a report across different surveyors even though the depth of inspection varies considerably between the levels.
RICS Home Survey Level 1 is the lightest-touch option. It gives a straightforward visual assessment of the property's condition using the traffic-light ratings, but it does not include a market valuation, an estimate of repair costs, or advice on what to do about anything found. It suits newer, conventional homes built from standard materials and in obviously reasonable condition, where the buyer mainly wants reassurance rather than detailed diagnosis. It is typically the cheapest option, commonly priced somewhere around £300-£500, though the exact fee depends on the surveyor, the property's value, and its location.
RICS Home Survey Level 2, still widely referred to by its older name, a "homebuyer report", sits in the middle. It covers a visual inspection of all the accessible parts of the property, again rated with the traffic-light system, but goes further than Level 1 by including some commentary and, depending on the option chosen, a market valuation and a rebuild cost estimate for insurance purposes. It is generally considered suitable for conventional houses and flats built from standard materials, provided they are in reasonably good condition and have not been heavily extended or altered. It commonly costs somewhere around £400-£900, again varying with property value and region.
RICS Home Survey Level 3, formerly known simply as the "Building Survey", is the most thorough option. It involves a much more detailed structural inspection, commonly including looking in the roof space, lifting accessible loose floorboards or carpets where reasonably possible, and detailed commentary on construction methods, defects and their likely causes, alongside practical advice on repairs and their priority. It is generally the right choice for older properties, listed or unusual buildings, homes built from non-standard construction methods, properties that have been significantly extended or altered, or any property where the buyer is planning major building work and wants a clear picture of what they are taking on structurally. A Level 3 survey typically costs more, commonly around £700-£1,500 or more, with larger and higher-value homes toward the top of that range.
Cost is not the only factor worth weighing when choosing between levels, but it is a real one, and the gap in price between Level 2 and Level 3 is commonly a few hundred pounds, often somewhere in the region of £200-£500 depending on the property and the surveyor. Buyers sometimes worry that paying more for a Level 3 survey is unnecessary, but for a property that genuinely warrants the deeper level of inspection, the extra cost is generally small next to the risk of missing a structural issue that could run into thousands of pounds to put right, or that could be used as legitimate grounds to renegotiate the purchase price.
Property value itself also affects survey pricing at every level, since fees are commonly linked to the sum insured or purchase price as well as the scope of work, and location matters too — London and the South East commonly run around 15-30% more expensive than the UK average for the same level of survey, while some other regions can be a little cheaper, though a complex, older, or hard-to-access property can push the price up regardless of where it is.
When deciding which level to book, it is worth thinking honestly about the property's age, construction type, and condition, rather than defaulting to the cheapest option to save money upfront. A newer, standard-construction flat in good condition is a reasonable candidate for a Level 1 or Level 2 survey. A Victorian terrace, a thatched cottage, a timber-framed or non-standard-construction property, or anything that has clearly been extended, converted, or left in questionable condition, is generally better matched to a Level 3 survey, even though it costs more. If in doubt, it is worth asking a RICS-regulated surveyor directly which level they would recommend for the specific property, since they can give a more informed view once they know its age, construction and general condition than any generic rule of thumb can offer.
Frequently asked questions
Level 2 gives a visual condition assessment of accessible parts of a fairly conventional, reasonably modern property, optionally with a valuation, while Level 3 is a much deeper structural inspection, commonly including the roof space and lifting accessible floor coverings where possible, suited to older, unusual or heavily altered properties.
A Level 1 survey suits a newer, standard-construction property in obviously good condition where you mainly want reassurance rather than detailed diagnosis; it is generally not the right choice for an older, unusual or altered property, where a Level 2 or Level 3 survey gives far more useful detail.
Not automatically — Level 1 does not include a valuation, while Level 2 and Level 3 can include one depending on the specific option chosen when booking, so it is worth confirming with the surveyor exactly what is included before you pay.
The gap commonly runs to a few hundred pounds, often somewhere around £200-£500, though this varies by surveyor, property value and region — it is worth getting a specific quote for your own property rather than relying on general figures.