Which house survey do I need? Level 1, 2 and 3 explained
By Chris Pollitt · Last checked 6 November 2026 · 2 min read
When you buy with a mortgage, the lender will send someone to value the home. That valuation protects the lender. It checks the home is worth what you're borrowing against it, and it isn't a survey of the condition. If you want to know about damp, the roof or cracked walls before you commit, you need a survey of your own.
RICS Level 1
A Level 1 survey (once called a condition report) is the most basic. It grades the main parts of the home using a traffic light system but gives little explanation or advice. It suits newer, conventional homes in good condition where you mainly want reassurance.
RICS Level 2
A Level 2 survey (the old HomeBuyer Report) is the most popular choice. The surveyor looks at everything that's accessible, highlights defects and urgent problems, and suggests what needs further investigation. Some Level 2 surveys include a market valuation and rebuild cost for insurance. It suits most homes built in the last hundred years or so that haven't been heavily altered.
RICS Level 3
A Level 3 survey (formerly a building survey) is the most thorough. It goes into much more detail about the construction and condition, explains the likely causes of problems and the options for fixing them, and often gives rough repair costs. Choose this for older homes, listed buildings, homes built in unusual ways, homes that have been extended or converted, or anywhere you plan major work.
Not every surveyor is RICS-registered. Members of the Residential Property Surveyors Association offer similar levels of survey.
What does a survey cost?
Prices depend on the size, value and location of the home. As a rough guide, expect a few hundred pounds for Level 1, more for Level 2, and the most for Level 3. On the biggest purchase most people ever make, the difference between them is small. It's usually worth paying for the level that matches the home rather than the cheapest.
Specialist reports
A general survey may recommend further checks. Common ones include:
- a drainage survey using a camera, especially near trees or in older homes
- an electrical inspection if the wiring looks old
- a timber and damp survey, ideally from an independent surveyor rather than a firm that sells treatments
- a structural engineer's report for significant cracking
- a Japanese knotweed check if it's seen nearby
If the survey finds problems
Don't panic. Almost every survey lists something, and many issues are routine maintenance. Ask the surveyor to talk you through anything you don't understand. For anything serious, get a quote for the work, then decide whether to go ahead as agreed, ask the seller to fix it before completion, or renegotiate the price. Having a written quote makes a renegotiation far more likely to succeed.
Book your survey as soon as your offer is accepted. Good surveyors can be booked up for a week or two, and you want the report back well before you're asked to exchange.