A mortgage valuation is not a survey.1 It tells your lender the property is worth what you’re paying; it tells you almost nothing about the condition of the building. If you are buying a home, commissioning a proper RICS survey is one of the most cost-effective risk-management steps you can take: a fee of roughly £300–£1,500 is modest relative to the cost of discovering a major defect after you’ve moved in.

The Royal Institution of Chartered Surveyors (RICS) published the Home Survey Standard in 2019 and it became effective in 2021, replacing the old HomeBuyer Report and Building Survey terminology with Level 1, 2, and 3 designations.2 RICS consulted on a 2nd edition from 19 August to 14 October 2025 and is reviewing the responses.2 Until the 2nd edition goes into full effect, members should keep using the 1st.2 In practice, surveyors and estate agents still use the old names interchangeably.

The Three Levels at a Glance

LevelOld nameDepthTypical use
Level 1Condition ReportSurface inspection onlyNew-build or recently built conventional properties
Level 2HomeBuyer SurveyVisual inspection, defect ratingConventional properties in reasonable condition and simple in form
Level 3Building SurveyExtensive, includes hidden areas where accessibleOlder, extended, unusual or high-value properties

Level 1: Condition Report

What it is: The shortest RICS survey. The surveyor makes a visual inspection of the main elements and gives each a ‘traffic light’ condition rating, from 1 (no repair currently needed) to 3 (serious or urgent), showing problems that need varying degrees of attention.1 It notes defects but generally gives no advice on how to manage them, and it includes no valuation.3

What it costs: from about £300, and typically £300–£900 depending on the property’s value and location.4

When to get one:

  • Newer homes and conventional properties built from common materials and in good condition3
  • Flats in purpose-built blocks where the lease requires the management company to maintain the structure
  • A quick sense-check before making an offer (though most buyers need Level 2 at minimum)

What it misses: The surveyor looks into the roof space from the access hatch but will not remove secured panels or lift insulation, stored goods or contents; will not lift hatches or carry out an inverted head-and-shoulders subfloor inspection, though a heel-drop deflection test is still done; will not lift inspection chamber covers to drains or septic tanks; and inspects only a sample of the visible parts of the service systems.5 No tests of the building fabric or services are undertaken at this level, and services are not tested at the higher levels either.5 If the surveyor flags a concern as “3”, they may recommend you get a specialist in, but will not elaborate on cause, risk, or cost.

Level 2: HomeBuyer Survey (RICS Home Survey Level 2)

What it is: A visual inspection of all accessible areas of the building, internally and externally. The surveyor checks the structure, fabric, and services (as a lay assessment, not a specialist test). They use the same traffic-light condition ratings as Level 1 but provide advice on defects, maintenance priorities, and the implications of any issues found. An optional valuation can be added.3

What it costs: RICS publishes no fee scale. Its own consumer guidance says only that Level 1 starts at a few hundred pounds and that some bespoke Level 3 services cost over £1,000, with the fee set by the time the job takes.3 The figures below are HomeOwners Alliance’s 2026 ranges by property value, not a published rate.

Property valueTypical Level 2 cost (2026)
£100,000–£249,000£400–£600
£250,000–£349,000£600–£700
£350,000–£499,000£700–£800
£500,000–£1 million£800–£1,000

HomeOwners Alliance puts a Level 2 at £400–£1,000 overall, depending on where the property is and its value.4 Adding a valuation raises the starting price to around £500.4

What it includes:

  • External structure (chimney stacks, roof covering, gutters, walls, windows, doors)
  • Roof space, the surveyor enters it and visually inspects the roof structure, paying attention to the parts vulnerable to deterioration and damage, rather than looking in from the loft hatch as at Level 1.6
  • Internal structure (floors, ceilings, walls, fireplaces)
  • Services assessment (visible pipework and wiring condition, not a tested report)6
  • Accessible inspection chamber covers to drains and septic tanks lifted and the chambers visually inspected.6
  • Condition ratings for each main element of the building
  • Summary of issues requiring specialist investigation or urgent repair

What it misses: The Level 2 survey is visual and accessible-area only. The surveyor will not lift carpets, move furniture, or open up fabric.6 They will note visible cracks but may not determine cause without further investigation. It is not designed for timber-framed, thatched, listed, or extensively altered properties.3

When to get one:

  • Conventional construction from common building materials, simple in form and layout, without multiple alterations or extensions.3
  • Properties appearing in reasonable condition
  • Buyers who want a thorough but proportionate assessment

Level 3: Full Building Survey (RICS Home Survey Level 3)

What it is: The most thorough residential survey available. The surveyor inspects all accessible parts of the building in depth, including entering the roof space and, where appropriate and safe, an inverted head-and-shoulders inspection of the subfloor, and writes a detailed report on findings, risks, and suggested remediation.7 Services are observed in normal operation but are not tested, at this level as at the others.7

What it costs:

Property size / typeTypical Level 3 cost (2026)
2–3 bed Victorian terrace£650–£900
4 bed Edwardian semi£800–£1,100
5+ bed detached or period property£1,000–£1,500
Unusual construction (timber frame, stone)£1,000–£1,800
Listed building£1,200–£2,500+

HomeOwners Alliance puts most Level 3 surveys at about £630–£1,500 in 2026, rising with the property’s value; the higher figures in the table are for larger, unusual or listed buildings, where the inspection takes longer.4

What it includes over Level 2:

  • More detailed investigation of defects, including their likely cause and progression4
  • Subfloor inspection where accessible, entering the underfloor area where it is safe (suspended timber floors)7
  • A comprehensive inspection of the grounds, following suspected problems further than at Levels 1 and 27
  • Services observed in normal use: the surveyor runs a sample of lights and extractor fans and asks the occupier to operate the heating7
  • Advice on defects, repairs and maintenance options.3 RICS lists estimated repair costs as an optional extra at Level 3, so ask at booking if you want them.1
  • A longer and more detailed report than Level 23

When you need Level 3:

  • Properties built before 1919 (solid wall construction, lime mortar, original roof timbers)
  • Anything that has been extended, converted, or substantially altered3
  • Suspected subsidence, damp, or structural movement
  • Thatched, timber-framed, stone-built, or unusual-construction properties
  • Listed buildings or buildings in conservation areas
  • Any property where the purchase price or renovation budget is substantial

When in Doubt, Choose Level 3

The price difference between a Level 2 and Level 3 survey is typically £200–£300, and more on homes worth over £500,000. Against the backdrop of a six or seven-figure property purchase, this is a negligible additional cost for substantially more information.

How to Choose a Surveyor

  1. Verify RICS membership: check the online RICS member directory. Look for the AssocRICS, MRICS or FRICS designation and confirm the surveyor works in the relevant geographic area and property type.3
  2. Ask about experience with the property type: a surveyor who mainly works on 1990s new-build estates may not be the best choice for a 1750 farmhouse.
  3. Check they have PI insurance: RICS members must hold appropriate professional indemnity insurance, so confirm it covers the survey level you need.3
  4. Compare two or three quotes: fees vary with the property’s value and location. London surveys typically cost more, largely because fees track property value.4
  5. Ask what the report will cover and how long it will take to produce after the inspection.

After the Survey: What to Do With the Findings

A survey report is a negotiating tool, not just a document to file away. If Level 2 or 3 findings reveal significant defects:

  • Obtain specialist quotes for the works flagged as urgent or costly before exchange3
  • Renegotiate the purchase price: get quotes so any reduction you ask for reflects the cost of the work.3
  • Request further investigations if the surveyor has flagged a “Category 3” issue without establishing the cause (specialist damp survey, arborist report for trees near foundations, structural engineer for active cracking)
  • Walk away if the findings are materially worse than expected and the vendor will not negotiate

What a Survey Does Not Cover

  • Title and legal matters, handled by your solicitor via searches and enquiries
  • Testing of the electrical installation, which no survey level does; an electrician’s EICR report (Electrical Installation Condition Report) is separate and is written against BS 7671, the 18th Edition of the Wiring Regulations, not Part P.8 Expect £100–£300
  • Gas installations, a gas safety check by a Gas Safe registered engineer is separate; expect £60–£120
  • Drainage, a CCTV drain survey is not part of a standard building survey; expect £150–£350 for a standalone inspection
  • Asbestos survey, HSE recognises two types, a management survey and a refurbishment or demolition survey, and it is the latter that is needed before invasive works on pre-2000 properties; a refurbishment survey on a house usually starts from about £280 plus VAT.9

Budget for these additional specialist reports where the building survey flags a concern, or proactively for older properties where the presence of asbestos or ageing services is likely.

One point of difference north of the border: Scotland has required a Home Report since 2008, prepared for the seller and made available to buyers before offers are placed, so a Scottish purchase starts from a survey the seller has already paid for rather than one you commission yourself.10

References (10)

Figures in this note were checked against the sources below on 2 October 2026. Superscript numbers in the text point to them. Every source the site cites, by topic.

  1. 1technicalstrongRoyal Institution of Chartered Surveyors, guidance.RN-GB3ERFRICS's consumer guide to the three Home Survey levels. It says a lender's valuation is not a survey and only tells the lender whether the property is reasonable security for the loan.
  2. 2technicalstrongRoyal Institution of Chartered Surveyors, a standard.RN-25YUC4The RICS professional statement that defines the three survey levels a homebuyer is offered, and the standard a note should cite instead of describing surveys loosely. Page updated 17 June 2026. The 1st edition was published in 2019 and became effective in 2021; it sets mandatory requirements for RICS members and regulated firms in the UK delivering residential property surveys, and it replaced and harmonised the earlier RICS residential survey publications. It defines four report products, RICS Home Survey Level 1, Level 2 (survey only), Level 2 (survey and valuation) and Level 3, and a member needs a Home Surveys Licence to produce any of them. The old report formats were permitted only during a transition period from 1 March to 31 August 2021, and the new reports have been mandatory since 1 September 2021. The standard is currently under review: a public consultation on a 2nd edition ran from 19 August to 14 October 2025, informed by a survey of 325 members and a UK consumer survey of over 1,400 homeowners, with proposed changes covering AI and drone or camera-pole technology, greater clarity on survey levels, optional valuation at all levels, guidance for additional risk dwellings, and retrofit assessments. RICS states members should continue to use the 1st edition until the 2nd edition takes full effect, so any note dating the change should say the 2nd edition is not yet in force.
  3. 3technicalstrongRoyal Institution of Chartered Surveyors, guidance.RN-FNUWS8RICS's consumer guide to home surveys: the Level 1, 2 and 3 survey types, what each includes, and what they cost. The professional body that defines the levels, so this is the authority for what a Level 3 survey actually commits the surveyor to, as distinct from a lender's valuation, which is not a survey at all.
  4. 4costfairHomeOwners Alliance.RN-9W5S6NA price, true at 2026-09. A consumer body's 2026 guide to survey costs, giving the typical price of a specialist damp survey as £150 to £300.
  5. 5technicalstrongRoyal Institution of Chartered Surveyors, a standard.RN-3UXQILThe RICS scope table for a Level 1 survey, useful for a note explaining why the cheapest survey misses things. A Level 1 is a visual inspection less extensive than Level 2 or 3, with no tests of building fabric or services, no detailed advice on repairs, and RICS states it is better suited to conventionally built, modern dwellings in satisfactory condition. Concretely: windows are opened at a minimum of one on each elevation; in the roof space the member will NOT remove secured access panels or lift insulation, stored goods or other contents, and inspects only what can be seen from the access hatch; floors are inspected at the surface only with no lifting of carpets, floor coverings or floorboards, no moving of furniture and no hatch lifting or inverted head and shoulders inspection, although a heel-drop deflection test is still done; and inspection chamber covers to drains and septic tanks are NOT lifted. RICS advises the client to consider upgrading to Level 2 or 3 before the service is undertaken if more detailed advice is needed.
  6. 6technicalstrongRoyal Institution of Chartered Surveyors, a standard.RN-19FPEMThe missing middle of the RICS scope trio: the Level One and Level Three scope pages were already in the book, this is the Level Two benchmark table. Level 2 is for clients seeking a professional objective report on the condition of the main elements and will not contain detailed advice on repairs, though the report does include some advice on repairs and ongoing maintenance. Windows: at least one on each elevation plus one of each different type where there is a variety. Roof space: at Level 2 the member ENTERS the roof space and visually inspects the roof structure with attention to the parts vulnerable to deterioration and damage, which is the key difference from Level 1 where the member only looks in from the access hatch; for all levels the roof space inspected is no more than three metres above floor level using a ladder where safe. Floors: surfaces only, no lifting of carpets or floorboards and no moving furniture, a heel-drop deflection test, and an inverted head and shoulders subfloor inspection where hatches or floorboards are unfixed. Inspection chambers: the member lifts accessible covers to drains or septic tanks and visually inspects them. Services are never tested; at Level 2 the member visually inspects all parts of the service systems seen in the normal course of the inspection. Grounds: a thorough inspection. Appendices A and B of the Home Survey Standard hold the full benchmark tables.
  7. 7technicalstrongRoyal Institution of Chartered Surveyors, a standard.RN-098KFIThe RICS scope table for a Level 3 survey, which lets a note say exactly what the surveyor will and will not do rather than repeating marketing copy. For every level, the member inspects roof space no more than three metres above floor level using a ladder where safe and reasonable. At Level 3 specifically the member enters the roof space and visually inspects the roof structure, lifts small corners of thermal insulation to identify its thickness and type and the nature of the ceiling below, and repositions a small number of lightweight possessions where permission is given; attempts to open all windows where permission, keys and safety allow; lifts the corners of loose and unfitted floor coverings and assesses all floors for excessive deflection by a heel-drop test, carrying out an inverted head and shoulders subfloor inspection and entering the underfloor area where safe; lifts accessible inspection chamber covers to drains and septic tanks and observes the drains in normal use; visually inspects all visible parts of the service systems, operating a sample of lights and extractor fans and asking the occupier to operate the heating; and performs a comprehensive inspection of the grounds. Services are never tested, only observed in normal operation, and the member does not perform or comment on design calculations. Appendices A and B of the Home Survey Standard are the benchmark tables the levels are built from.
  8. 8technicalvery strongMinistry of Housing, Communities and Local Government, guidance.RN-IUHGG0The definitive figures for an EICR note. The electrical installation must be inspected and tested at least every 5 years by a qualified person competent to undertake the inspection and testing, against the 18th Edition of the Wiring Regulations published as British Standard 7671. The report must go to existing tenants within 28 days of the inspection and test, to new tenants before they occupy the premises, and to the local council within 7 days of a request. Remedial work must be completed within 28 days, or any shorter period specified as necessary in the report. The observation codes are C1 danger present with risk of injury, C2 potentially dangerous, C3 improvement recommended and not mandatory, and FI further investigation required without delay. A local housing authority can impose a financial penalty of up to £40,000.
  9. 9technicalvery strongHealth and Safety Executive, guidance.RN-W6ISC0HSE's definition of the two asbestos survey types, which is the correction for notes that invent a third or call it an R&D survey as though that were the formal name. A survey aims to give accurate information on the location, amount and condition of asbestos-containing materials, assess damage or deterioration and whether remedial action is needed, provide the information to produce an asbestos register and an asbestos management plan, and identify hidden ACMs to be removed before refurbishment work or demolition. There are two types: a management survey, whose main aim is to let the dutyholder produce the register and management plan and manage ACMs during normal occupation and use, and a refurbishment or demolition survey, which is the one needed before invasive works. Both types are likely to require sampling.
  10. 10technicalvery strongScottish Government (gov.scot), guidance.RN-O7TO5HSCOTLAND, with no England equivalent: a seller in Scotland must commission a Home Report before marketing, where an England seller commissions nothing and the buyer pays for their own survey. Introduced in 2008 to give buyers and sellers better information on property condition before offers are placed, to stop duplicate surveys and valuations, and to stop artificially low asking prices. The Home Report comprises three documents: an Energy Report, a Property Questionnaire and a Single Survey, and only surveyors registered with or authorised to practise by RICS may produce the Single Survey. It was developed with the Home Report Implementation Group, whose members included RICS, the Law Society of Scotland, the Council of Mortgage Lenders, the National Association of Estate Agents and Citizens Advice Scotland. A five-year review followed a December 2013 consultation and a January 2015 research report.

  1. RICS Home surveys: a clear, impartial guide (consumer guide), Royal Institution of Chartered Surveyors, accessed 2 October 2026. rics.org

  2. RICS Home Survey Standard (professional statement, 1st edition), Royal Institution of Chartered Surveyors, accessed 9 September 2026. rics.org

  3. House surveys (UK): the costs, types and benefits of an RICS Home Survey, Royal Institution of Chartered Surveyors, accessed 9 September 2026. rics.org

  4. How much does a house survey cost?, HomeOwners Alliance, accessed 2 October 2026. Priced at 2026-09 and left there. hoa.org.uk

  5. Scope of inspection: RICS Home Survey Level One, Royal Institution of Chartered Surveyors, accessed 9 September 2026. rics.org

  6. Scope of inspection: Home Survey Level Two, Royal Institution of Chartered Surveyors, accessed 9 September 2026. rics.org

  7. Scope of inspection: Home Survey Level Three, Royal Institution of Chartered Surveyors, accessed 29 September 2026. rics.org

  8. Electrical safety standards in the private and social rented sectors: guidance, Ministry of Housing, Communities and Local Government, accessed 9 September 2026. gov.uk

  9. The duty to manage asbestos in buildings: Arrange an asbestos survey, Health and Safety Executive, accessed 9 September 2026. hse.gov.uk

  10. Homeowners: Home Reports, Scottish Government, accessed 9 September 2026. gov.scot