Which House Survey Do I Need? RICS Level 1, 2 and 3 Explained
If you've started looking into house surveys, you've probably come across the terms Level 1, Level 2 and Level 3 and wondered what the difference actually is, and whether you're about to pay for more than you need.
The short answer is that the right survey depends on the property you're buying. Here's what each one covers and how to decide which is right for you.
The three types of RICS home survey
All three survey types are provided by RICS accredited surveyors. RICS stands for the Royal Institution of Chartered Surveyors, and using an accredited surveyor means you're getting an assessment that follows certified standards.
RICS Level 1: Home Survey
This is the most basic option. A Level 1 survey gives you an overview of the condition of the property and flags any urgent defects or legal issues. It's aimed at newer, conventional properties in good condition that are unlikely to have hidden problems.
If you're buying a modern new build or a recently renovated property with no obvious concerns, a Level 1 might be sufficient. That said, most buyers and surveyors would recommend at least a Level 2 for the peace of mind it provides.
RICS Level 2: Home Survey
This is the most popular choice for buyers and for good reason. A Level 2 survey gives you a more detailed report on the condition of the property, covering defects, potential repairs and ongoing maintenance that may be required. It's aimed at conventional properties in reasonable condition, without multiple extensions or significant alterations.
One useful addition with a Level 2 is that you can request a market valuation alongside the survey. This can help when it comes to setting the right level of buildings insurance and, if the surveyor values the property lower than your offer, it can give you grounds to renegotiate. It's worth noting that not all surveyors are also qualified valuers, so if you want a valuation included you should ask explicitly when booking whether the surveyor is able to provide one.
For most buyers purchasing a standard property, a Level 2 strikes the right balance between detail and cost.
RICS Level 3: Home Survey
This is the most comprehensive option and covers a full structural review of the property, including any outside areas. The report goes into significant detail on structural integrity, repairs and maintenance requirements, questions to raise with your solicitor and the sellers, and estimated costs for any work required.
A Level 3 is most suited to large, older or run-down properties, or if you're planning significant renovation works. If the property has had multiple extensions, alterations or is over 100 years old, a Level 3 is worth the additional cost.
What to watch out for in your survey report
Whatever level of survey you choose, there are certain findings that should prompt you to pause and investigate further before proceeding. These include structural movement or subsidence, extensive damp or water ingress, roof damage, outdated or unsafe electrics, asbestos, Japanese knotweed, rotting timber or woodworm, drainage problems and any evidence of previous flooding.
If your report flags any of these, it doesn't necessarily mean you shouldn't buy the property, but it does mean you should consider getting specialist quotes for the work involved before deciding whether to proceed, renegotiate your offer or walk away. These findings are usually highlighted near the front of the report using the RICS traffic light rating system: green for no repair currently needed, amber for defects that need attention but are not urgent, and red for serious defects or issues that require immediate attention or further investigation. The red and amber ratings are the ones to pay close attention to and discuss with your surveyor before making any decisions.
Questions to ask your surveyor before you book
Choosing the right surveyor matters as much as choosing the right survey type. Before booking, it's worth asking whether they have experience with properties of this type and age, whether the report will include estimated repair costs for urgent issues, and whether you can discuss the findings with them afterwards over a call.
The full list of questions to ask when choosing and instructing a house surveyor is included in the Home Truths Guide, alongside checklists covering every stage of buying a home in the UK, from house viewings and making an offer through to exchange and completion.
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