There are three main RICS home survey levels: Level 1, Level 2 and Level 3. The higher the level, the more extensive the inspection and the more detailed the condition, defect and repair advice. The correct choice depends on the property's age, size, construction, condition, alteration history and your plans.
Survey names have changed over time, which is why buyers still search for a Condition Report, HomeBuyer Report, Homebuyers Survey, Building Survey or structural survey. This guide matches those familiar names to the current RICS levels.
The three RICS home survey levels
| Current RICS name | Older or common name | Best suited to |
|---|---|---|
| Home Survey Level 1 | Condition Report | Conventional newer homes in good condition where concise condition information is enough |
| Home Survey Level 2 | HomeBuyer Report / Homebuyers Survey | Conventional homes in reasonable condition |
| Home Survey Level 3 | Building Survey / sometimes called a structural survey | Older, large, altered, unusual or run-down homes and major renovation projects |
RICS provides a detailed comparison in its consumer guide to house surveys.
Level 1 Home Survey
Level 1 is the most concise RICS survey. It describes the property's condition, highlights serious or urgent defects and identifies risks or matters that may require further investigation. It is aimed at straightforward, conventionally built homes in good condition.
It generally does not provide the repair advice and maintenance detail found in Level 2. For that reason, many buyers prefer Level 2 even when the property appears uncomplicated.
Level 2 Home Survey
A Level 2 Home Survey includes a more extensive visual inspection and gives advice on defects, repairs and ongoing maintenance. It uses condition ratings to help separate urgent or serious concerns from less pressing items.
It is usually appropriate for a conventional house, flat or bungalow that is in reasonable condition and is not unusually complex or extensively altered.
Survey only or survey plus valuation?
RICS provides two Level 2 formats: survey only and survey plus valuation. The valuation version can include a market valuation and insurance reinstatement figure. These are not automatically part of every Level 2 service, so check the quotation.
Level 3 Home Survey
A Level 3 Building Survey is the most detailed RICS home survey. It aims to establish how the property is built, describe visible defects, consider risks from potential hidden defects and explain repair options, priorities and consequences of inactivity.
It is the usual choice for:
- older or historic homes;
- listed or traditionally constructed buildings;
- large or unusually designed properties;
- homes with several extensions or conversions;
- poorly maintained or visibly defective property;
- buyers planning major renovation.
A Level 3 survey does not automatically include a market valuation, and it remains a non-invasive visual inspection unless an additional service is agreed.
Mortgage valuations are not home surveys
A lender's mortgage valuation is prepared primarily to help the lender decide whether the property provides adequate security. It is not a detailed condition report for the buyer. A satisfactory valuation does not mean the home is free from defects or future repair costs.
Specialist surveys and focused inspections
A full home survey can recommend further investigation where evidence supports it. Separate specialist services may include:
- damp inspections;
- standalone drone roof surveys;
- drainage CCTV surveys;
- electrical installation condition reports;
- gas or heating inspections;
- structural engineer investigations;
- asbestos surveys and laboratory analysis.
A focused investigation answers a particular question. It should not be treated as a substitute for a full pre-purchase survey when you need an overall view of the property.
How to choose
- Consider the property's age and construction.
- Look for visible deterioration or signs of poor maintenance.
- Check whether it has been extensively extended or converted.
- Decide how much repair and maintenance advice you need.
- Tell the surveyor about planned works or specific concerns before instruction.
If you are deciding between the two most common options, read our detailed Level 2 vs Level 3 comparison.