Home Surveys in England and Wales: RICS Level 1, 2 and 3 Explained for Buyers

The Short Answer

The Royal Institution of Chartered Surveyors (RICS) offers three levels of home survey. Level 1 is a basic condition report. Level 2 is a more detailed report for conventional properties in reasonable condition. Level 3 is a full building survey, best suited to older, unusual or altered properties and to buildings where you expect problems. A mortgage valuation is not a survey, and it does not tell you what a survey would.

The Three Levels

• Level 1: Condition Report. A basic, traffic-light style summary of the condition of the main parts of the property. It suits a newer property in good repair, but gives limited detail.
• Level 2: Home Survey. A more detailed inspection with comments on defects and what to do about them. It is the usual choice for a conventional home built in a standard way and in fair condition.
• Level 3: Building Survey. A thorough, in-depth inspection and report. It suits older buildings, listed buildings, those built in an unusual way, or properties that have been altered or are in poor condition.

Surveyors set their own fees, and they depend on the property and the level of survey. Ask for a written quote and what it includes before you instruct.

Which Level Should You Choose?

• Newer flat in good order. A Level 2 survey is commonly chosen, or Level 1 if the building is very new. You still need to read the lease and management information separately.
• Victorian or Edwardian terrace. Level 3 is often suggested because of age, past alterations and possible hidden problems.
• Listed or unusual construction. Level 3, ideally with a surveyor who has experience of that type of building.
• A building you already know has problems. Level 3, and possibly a specialist report on the particular issue.

Surveys, Valuations and New-Build Snagging

A mortgage valuation is arranged by the lender to confirm that the property is worth enough to lend against. A survey is for you. Snagging is a separate inspection for new-build homes that looks for finishing defects before or just after completion. Our guide to snagging a UK new-build home covers that stage, and our note on new-build or resale flats helps you decide between them.

What Overseas Buyers Should Ask

• Is the surveyor a member of RICS, and do they regularly survey this type of property in this area?
• What level of survey do they recommend, and why?
• Will the report include estimated repair costs or just describe the problems?
• How soon can the inspection be done, and how soon will I receive the report?
• Can they explain the findings by phone or video call if I cannot visit?

If you cannot attend the inspection, ask the surveyor to send photos of any defects and to walk you through the main findings. Pass the report to your solicitor, who can raise the points with the seller.

What to Do With the Findings

• Negotiate. Serious defects can justify a lower price or a request that the seller fixes the problem.
• Get quotes. If the report flags work, obtain contractor quotes before you exchange contracts.
• Walk away. If the problems are larger than your budget, it is better to stop before exchange than after.
• Keep the report. It is useful evidence of the condition at purchase and may help when you sell.

A survey does not replace legal checks. Your solicitor will also review the title, searches and, for flats, the lease. Our conveyancing timeline for overseas buyers shows where the survey fits, and UK property searches explained covers the other enquiries.

Why Choose Banke Properties?

Banke Properties helps overseas buyers and investors understand the steps and the costs of buying in the UK before they commit. We do not give legal or surveying advice, and we recommend that you instruct an independent solicitor and a RICS surveyor. To discuss a specific property, contact the Banke Properties team.

Conclusion

Choose the survey level that matches the age and condition of the property, instruct a surveyor who knows that type of building, and use the report to negotiate or to walk away.

This article is general information, not legal, tax or financial advice. Survey products, fees and practice can change, and Scotland and Northern Ireland differ. Confirm current details with RICS and a qualified professional before you commit money.