After your offer is accepted, the estate agent will often suggest a surveyor. Sometimes they'll have a preferred firm. Sometimes that firm pays them a referral fee. The survey you end up with is not always the survey you needed.
This guide explains the three RICS survey levels, what each covers (and critically, what each doesn't), and how to decide which one to commission based on the property you're buying — not the one that's cheapest or most convenient for someone else.
Why the survey type matters more than most buyers realise
A survey is not a box to tick for your mortgage. It is the only independent professional assessment of the property's condition you will get before committing to one of the largest financial decisions of your life. Surveyors carry professional indemnity insurance — but only for the scope of work they were instructed to carry out. If you commissioned a Level 2 survey and the surveyor didn't inspect the roof void because that's outside the Level 2 scope, and the roof void has a serious problem, you have no comeback.
The question to ask is not “how much is the survey?” but “what am I paying this person to look at, and what are they explicitly not looking at?”
RICS Level 1: Condition Report
Cost: approximately £300–£500.
The Level 1 is the most basic residential survey. It produces a condition report using a traffic-light system (green/amber/red) for different elements of the property. It does not include a market valuation, does not give detailed advice on defects, and does not inspect hidden areas.
When it's appropriate:
- New-build properties still under developer warranty (though a snagging survey from a specialist is often more useful)
- Newly converted properties where a full structural inspection is less relevant
- Properties where you already have detailed knowledge of the condition from a previous survey or recent works
When it is not appropriate:
- Any property built before 1980
- Any property where you have doubts about condition
- Victorian or Edwardian houses — the Level 1 will not get into the roof void, the cellar, or behind wall linings
RICS Level 2: Homebuyer Report (Survey and Valuation)
Cost: approximately £400–£700, including a mortgage valuation; £350–£550 survey only.
The Level 2 is the most commonly commissioned survey in the UK. It uses a standardised RICS template, produces condition ratings for different elements, gives an opinion of market value, and recommends further investigation where issues are identified. The surveyor will inspect accessible areas — they will not lift floorboards, drill walls, or climb into roof voids that require equipment to access.
When it's appropriate:
- Conventional properties built after 1950 in reasonable condition
- Properties that appear well-maintained and have no obvious structural concerns
- Flats in modern blocks where the structure is straightforward
When it is not appropriate:
- Victorian and Edwardian houses (pre-1914): the standardised format is not well-suited to older construction methods; a Level 3 Building Survey is more appropriate
- Any property you suspect has had significant undisclosed works, extension, or conversion
- Properties with visible damp, settlement, or structural movement
- Thatched, listed, or non-standard construction properties
- Properties where the asking price represents a meaningful discount to comparables
The most important thing to understand about the Level 2: “We recommend further investigation by a specialist” is a common phrase in Level 2 reports — and it usually means the thing they couldn't inspect properly is exactly the thing you needed inspecting.
RICS Level 3: Building Survey (formerly Full Structural Survey)
Cost: approximately £600–£1,500, depending on property size and location.
The Level 3 is the most comprehensive residential survey available. It is not a standardised form — the surveyor produces a detailed, bespoke written report on the specific property. They will inspect roof voids (where accessible), cellars, under-floor spaces, chimney stacks, and any accessible hidden areas. They will use specialist equipment where appropriate.
When it's appropriate:
- Any property built before 1914
- Any property you intend to extend, convert, or significantly alter
- Properties with visible signs of movement, damp, or structural modification
- Properties with non-standard construction (timber frame, concrete, thatched)
- Listed buildings (in which case also instruct a specialist in historic building conservation)
- Large or complex properties at higher price points
- Any property where viewing revealed concerns you haven't been able to resolve
The cost difference between a Level 2 and a Level 3 is typically £200–£500. The potential cost of a structural problem the Level 2 missed — underpinning, timber treatment, chimney stack removal, subsidence remediation — can run to £20,000–£80,000. The maths on commissioning the more thorough survey is not complicated.
New-build: snagging survey
If you are buying a new-build, commission a snagging survey from a specialist snagging company (typically £300–£600). A snagging surveyor will inspect every room in detail before you move in and produce a list of defects that the developer is obligated to remedy under the warranty.
Developers dislike snagging surveys. Some try to restrict access or delay the inspection. You are entitled to have one carried out. If a developer attempts to prevent it, that is itself informative.
What surveys do not cover
All three RICS survey levels explicitly exclude:
- Boundary disputes or title issues (covered by your conveyancing solicitor)
- Planning consents and building regulations compliance for extensions or alterations
- Environmental searches: flood risk, contaminated land, ground stability (covered by conveyancing searches)
- Drainage and sewer surveys (a separate specialist service, typically £150–£350, worth commissioning for older properties)
- Specialist structural engineering assessments for subsidence or significant movement
Quick decision guide
| Property type | Recommended survey |
|---|---|
| New-build (under warranty) | Snagging survey from a specialist |
| Post-1980 house or flat in good condition | Level 2 Homebuyer Report |
| 1920s–1980s house | Level 2 minimum; Level 3 if any doubt |
| Victorian or Edwardian house (pre-1914) | Level 3 Building Survey |
| Property with visible damp, cracks, or settlement | Level 3 Building Survey |
| Listed building | Level 3 + specialist historic buildings surveyor |
| Property you intend to extend or convert | Level 3 Building Survey |
How to find a good surveyor
Use the RICS Find a Surveyor tool at rics.org — all RICS-accredited surveyors are registered. Ask the surveyor directly: “Have you surveyed properties of this type and age in this area?” Local surveyors who know the specific construction methods and common defects for your area will write a more useful report than a national firm sending someone unfamiliar with the area.
Do not rely solely on the surveyor recommended by your estate agent. Get quotes from two or three surveyors and make your own choice.
The survey level is one of the pre-offer decisions HomesToCompare's AI highlights when comparing properties of different types and ages. Getting the right survey is part of the decision, not an afterthought.
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