RICS Home Surveys Explained: Level 1, Level 2 or Level 3?
The right survey is not simply the cheapest report available. The property’s age, construction, condition, alterations and complexity should shape the service you discuss with a qualified surveyor.
Updated: 19 July 2026
First: a mortgage valuation is not your survey
A lender’s valuation is primarily for the lender’s decision about security. It may be brief and does not provide the buyer with the same inspection or condition advice as a home survey.
A home survey is commissioned for you. Before instructing anyone, ask what will be inspected, what will not be tested, whether a valuation or reinstatement figure is included and how urgent matters will be presented.
Level 1: concise condition overview
RICS describes Level 1 as its most concise home survey. It identifies the property’s condition, risks, potential legal issues and urgent defects, but provides less detail than the higher levels.
It may be suitable for a conventional property of standard construction that appears to be in reasonable condition. If the home is old, altered, visibly neglected or unusually constructed, discuss whether this level would answer enough of your questions.
Level 2: more detail for many conventional homes
A Level 2 service gives more extensive information about condition and may include advice on repairs and ongoing maintenance. RICS offers survey-only and survey-plus-valuation variants, so confirm exactly what your quotation includes.
This level is commonly considered for conventional properties in reasonable condition, but suitability depends on the individual building. Tell the surveyor about concerns from your viewing so they can explain whether the chosen service is appropriate.
- Ask whether roof spaces, drainage covers and services will be inspected
- Confirm whether repair cost advice is included
- Provide details of proposed alterations
- Check how leasehold common parts will be treated
Level 3: detailed assessment for complex property
Level 3 is the most detailed RICS Home Survey. It is often considered for large, older, unusual, extensively altered or visibly poor-condition buildings, and where substantial works are planned.
Greater detail does not mean every concealed part is opened up or every service is tested. Read the terms of engagement carefully and ask whether specialist investigations may still be recommended.
- Discuss age and construction before choosing
- Explain any cracks, damp signs or roof concerns you noticed
- Ask for sample report wording
- Check the surveyor's experience with that property type
Choosing the surveyor
Look for appropriate qualifications, professional indemnity insurance and relevant local and building-type experience. Ask who will inspect the property, who will write the report and whether a follow-up conversation is included.
Price matters, but scope and relevance matter more. Compare quotations line by line rather than assuming similarly named services contain the same work.