In April 2021, the Royal Institution of Chartered Surveyors (RICS) updated its residential home survey standards. Out went the old Condition Report, HomeBuyer Survey and Building Survey categories. In came RICS Survey Levels 1, 2 and 3. The aim was to make it clearer for consumers what they were getting at each level.
It's largely worked. But plenty of buyers – especially those who haven't purchased a property for a while – are still confused by the new terminology. This guide explains each level, who it's designed for, and what you actually get.
RICS Level 1: Condition Report
The RICS Level 1 Condition Report is the most basic form of residential survey. It uses the same traffic light condition rating system (1, 2 and 3) as the higher levels, but provides minimal explanatory detail. It doesn't include advice on repairs, maintenance or legal matters, and it doesn't include a market valuation.
Who is it for?
The Level 1 survey is designed for conventional, modern properties in apparently good condition – typically new-build homes with a NHBC warranty in place, or very recently built properties where the buyer has limited concerns about condition.
Our honest view
We rarely recommend Level 1. The price difference between Level 1 and Level 2 is usually modest, and the additional information and peace of mind that Level 2 provides is almost always worth the difference. The only scenario where Level 1 makes sense to us is where a buyer has a strict budget and is purchasing a brand-new property with full NHBC warranty cover.
RICS Level 2: HomeBuyer Report
The RICS Level 2 HomeBuyer Report is a standardised survey that covers all the significant visible aspects of a property. It uses condition ratings to communicate findings clearly, and it includes sections on:
- The external elements (roof, walls, windows, drainage)
- The internal elements (floors, ceilings, walls, fireplaces)
- The services (heating, water, electrics – visually only)
- The grounds and outbuildings
- Legal issues that require further investigation
- Maintenance and repair guidance
An optional addition is the market valuation and insurance reinstatement figure, carried out by an RICS Registered Valuer.
"A Level 2 is a proper professional assessment, not a rubber stamp. When we issue a Level 2 report, we've inspected every accessible element of the property and applied our professional judgement to every condition rating. It's a thorough and valuable document."
Who is it for?
Level 2 surveys work well for:
- Conventional properties built in the last 80–90 years
- Properties that appear to be in reasonable condition based on a viewing
- Standard semis, terraces, detached houses and flats
- Buyers who want a thorough but standardised assessment without the depth of Level 3
RICS Level 3: Building Survey
The RICS Level 3 Building Survey (formerly called the Full Building Survey or Structural Survey) is the most comprehensive form of residential property inspection available. Unlike the Level 2, it's not standardised – it's a bespoke report written specifically for the property being surveyed.
It covers:
- A detailed description of the construction methods and materials used
- A thorough assessment of every accessible element
- An explanation of the causes of defects, not just their existence
- Specific repair and maintenance recommendations with estimated costs
- Investigation of the roof space and below floors where safely accessible
- An assessment of any alterations or extensions and their quality
Quick Decision Guide
Choose Level 2 if: The property was built after 1930, appears to be in good condition, and has conventional construction.
Choose Level 3 if: The property was built before 1930, has been extended or altered, uses unusual construction, shows any signs of concern, or you're planning major works.
Who is it for?
Level 3 is strongly recommended for:
- Properties built before 1930 (and all Victorian and Edwardian homes)
- Listed buildings and properties in conservation areas
- Properties that have been extended, converted or significantly altered
- Any property where concerns arose during the viewing
- Unusual construction types (timber frame, thatched roofs, etc.)
- Buyers planning significant renovation works
The Cost of RICS Surveys in Surrey
Survey costs in Surrey vary depending on the size, age and complexity of the property, and the firm you choose. As a rough guide:
- Level 1 Condition Report: £250–£400
- Level 2 HomeBuyer Report: £400–£650
- Level 3 Building Survey: £650–£1,400+
These are guide figures for Surrey. Costs are typically higher in West London. Always get a fixed-fee quote before booking – reputable firms like Surrey Surveyor won't charge hidden extras.
The Value of a Quality Survey
It's easy to look at a survey fee and see a cost. But consider it in context. If you're buying a £500,000 property in Surrey, a Level 3 Building Survey at £850 represents 0.17% of the purchase price. If that survey identifies defects that lead to a £15,000 price reduction, or saves you from buying a property with a £40,000 problem, the return on investment is extraordinary.
At Surrey Surveyor, we've been helping home buyers make informed decisions for over 20 years. We always recommend the most appropriate level of survey for each individual property – and we're always happy to discuss which level is right for you before you commit.
Frequently Asked Questions
No. A mortgage valuation is carried out for your lender's benefit, not yours. It simply confirms the property is worth the amount you're borrowing. It provides you with no information about the property's condition. You should always commission your own RICS survey in addition to any lender's valuation.
Yes – an RICS Registered Valuer can add a market valuation and insurance reinstatement figure to a Level 3 report. Contact us when requesting your quote and we'll include this as an option.
A Level 3 Building Survey typically takes 3–5 hours on site for a standard 3–4 bedroom Surrey home. Larger or more complex properties may take longer. We recommend allowing a full half-day for the inspection. The written report is usually delivered within 3–5 working days.
You can commission a survey from any professional, but we strongly recommend using a surveyor who is a member of RICS, RPSA or CIOB. RICS membership in particular means the surveyor adheres to professional standards, carries appropriate indemnity insurance, and is regulated by an independent body. All of our surveyors at Surrey Surveyor are accredited under one or more of these bodies.
Our reports clearly note any areas that could not be inspected and explain why. If there are significant areas of concern that we couldn't access, we'll recommend further investigation by a specialist and note what the potential risks might be. We never simply leave things out of the report without explanation.