HomeBuyer Report vs Full Building Survey, Which Do You Need?

Why Getting a Survey Right Matters

Commissioning the wrong type of survey is one of the most common, and costly, mistakes buyers make. Choose something too basic and you could miss serious defects that only emerge once you have completed; choose something unnecessarily detailed and you have spent money you did not need to. This guide explains the three RICS survey levels so you can match the right product to the right property.

The Three RICS Survey Levels Explained

The Royal Institution of Chartered Surveyors (RICS) standardised its survey offerings in 2021 into three clearly defined levels.

Costs vary significantly by property size, age and location.

Level 1: Condition Report

A Level 1 survey is the lightest-touch option. The surveyor carries out a visual inspection and rates each element using a traffic-light system:

• Condition Rating 1, no repair needed
• Condition Rating 2, defects requiring attention but not urgent
• Condition Rating 3, serious defects requiring immediate attention

Level 1 does not include advice on repair, cost estimates, or a market valuation. It is appropriate for newly built homes still under NHBC warranty or modern purpose-built flats where structural risk is low.

Level 2: HomeBuyer Report

The most popular choice for mainstream residential purchases, a Level 2 survey includes everything in Level 1 plus:

• Written description of the condition of each element
• Advice on defects that may affect the value
• Recommendations for legal advisors
• Optional mortgage valuation (at extra cost)

The surveyor inspects all accessible areas, roof space (if safely accessible), all rooms, outbuildings, but does not move furniture, lift floorboards or open up the building fabric. It is suitable for homes in broadly reasonable condition built after around 1900.

What a Level 2 Survey Does Not Cover

• Hidden defects behind fixtures or finishes
• Drains, electrical or gas installations (specialist reports required)
• Structural calculations or load-bearing assessments

Level 3: Full Building Survey

A Level 3 Building Survey is the most comprehensive residential survey available. The surveyor inspects all accessible and visible elements in detail, produces a full written report, identifies defects, and provides repair recommendations with indicative costs.

You should commission a Level 3 if the property is:

• Built before approximately 1919 (solid walls, slate roofs, lime mortar)
• Extended, converted or significantly altered
• Showing signs of movement, damp or structural distress
• Unusual in construction (timber frame, thatched roof, barn conversion)
• In noticeably poor condition

You can view the property's EPC data, flood risk and Land Registry title on Property Passport UK before commissioning your survey, this can help you decide whether a Level 2 or Level 3 is warranted before you spend anything.

Who Carries Out RICS Surveys?

All three levels must be carried out by a Chartered Member or Fellow of the Royal Institution of Chartered Surveyors (MRICS or FRICS). Always verify membership on the RICS Find a Surveyor directory before instructing anyone.

Quick Decision Guide

• Buying a new-build or modern flat in good condition → Level 1
• Buying a post-1900 semi or terrace in average condition → Level 2
• Buying anything Victorian, extended, unusual or run-down → Level 3
• Already have a survey that flagged structural movement → Structural Engineer's Report