What Survey Do I Need? Choosing Between RICS Levels 1, 2, and 3

The three levels at a glance

RICS surveys come in three levels of detail, each suited to different property types.

Level 1: Condition Report

The most basic survey. The surveyor walks through the property and notes anything obviously wrong. The report uses a simple traffic light system: green (acceptable), amber (defects requiring attention), red (urgent or serious issues).

Use Level 1 when:

• The property is modern (less than 25 years old)
• It is in good visible condition
• You want a sanity check rather than a deep investigation
• Your budget is tight
• The property is a flat in a recently built block

Avoid Level 1 for older or unusual properties.

Level 2: HomeBuyer Report

The most popular level. The surveyor inspects the visible parts of the property and produces a structured report covering condition, defects, urgent issues, and recommendations. A valuation can be included for an extra fee.

Level 2 is the right choice for most conventional UK homes built in the last 80 years that look to be in reasonable condition. The report is detailed enough to flag significant issues but does not go into the level of structural analysis a Level 3 provides.

Use Level 2 when:

• The property is conventional brick built (post-1945)
• There are no obvious major defects
• You want a balanced report at a moderate cost
• The property is a typical family home, modern flat, or post-war terrace

Level 3: Building Survey

The most thorough level. The surveyor inspects every accessible part of the property, including the loft, the underfloor space (if accessible), the roof, the chimneys, and the structure. The report covers defects, causes, repair recommendations, and likely costs.

Use Level 3 when:

• The property is pre-1900
• It is non-standard construction (timber frame, concrete, steel)
• It is listed or in a conservation area
• It has visible defects (cracks, damp, sagging)
• It has been substantially altered (extensions, conversions)
• You are buying to renovate or develop
• The price is high enough that a thorough survey is a small percentage of the purchase

When to combine surveys

For complex properties, you may need more than a standard RICS survey:

• Specialist damp survey for damp problems (although mainstream surveyors are increasingly capable here)
• Specialist structural engineer for visible structural issues
• Tree survey for properties near mature trees
• Drain survey (CCTV) for older properties with clay drains
• RAAC survey for flat-roofed buildings from the 1950s to 1990s
• Asbestos survey for properties built before 2000

Verifying the property data first

Look up the property on Property Passport UK at [/search](/search) before instructing the survey. Knowing the EPC rating, the construction age, the flood zone, and the listed status helps you decide which survey level to commission and what the surveyor should focus on. A property in Flood Zone 3 needs different attention from a property in a conservation area, and the data is available for free in seconds.

Look up any UK property on Property Passport UK

Property Passport UK is the national property data registry for England and Wales. Verified data on every one of the 19.35 million properties from HM Land Registry, the EPC Register, Ordnance Survey, and the Environment Agency. Free, no account required. Search any address at [/search](/search).