To check if your surveyor is qualified, search for the individual on the RICS Find a Member register and search for the company on the RICS Find a Surveyor service. You must look for the words RICS Regulated on the firm's listing to get the protections RICS lists for regulated firms. Do not trust a logo on a website alone, as fraudulent sites do exist.
Why checking your surveyor matters
Buying a home is a huge financial commitment and you need reliable advice on the condition of the property. You are probably spending a large sum against a deadline, so it helps to check quickly. A survey highlights hidden defects, urgent repairs and safety risks before you commit to the purchase.
Propertymark advises always using a registered surveyor who belongs to RICS or the RPSA. You should make sure the surveyor is local to the property and comes with good reviews. Verifying their credentials tells you which professional body the surveyor belongs to.
Checking takes only a few minutes, and a regulated firm must have a complaints handling procedure if the service falls short. A survey gives you the information you need to decide whether to proceed, renegotiate or walk away, but checking credentials does not guarantee that every defect will be found.
What AssocRICS, MRICS and FRICS mean
When you search for what is a RICS surveyor, you will see three main types of membership. The Royal Institution of Chartered Surveyors tells consumers to look for the designations AssocRICS, MRICS or FRICS after a surveyor's name. These letters confirm the individual has been assessed by the professional body.
AssocRICS stands for Associate Member. RICS tells consumers to look for this designation alongside MRICS and FRICS.
MRICS stands for Member of the Royal Institution of Chartered Surveyors. To become a chartered surveyor, an individual must pass the assessment known as the APC, which stands for Assessment of Professional Competence. RICS describes a chartered surveyor as one who has gained and consistently demonstrates a high level of skill or competence.
FRICS stands for Fellow of the Royal Institution of Chartered Surveyors. RICS describes this as the highest level of membership.
How to check the person
You must distinguish between the individual surveyor inspecting the property and the company they work for. A firm might employ a mix of qualified surveyors, trainees and administrative staff. You want to be certain the person visiting the house holds the right qualifications.
Use the RICS Find a Member tool to validate that an individual is an RICS member. Search for the individual by name. Ask the firm for the exact name of the surveyor who will carry out your inspection so you can look them up before you pay.
If the person does not appear on this official register, you should not regard them as an RICS member.
What RICS Regulated means for the firm
Checking the individual is only the first step. You also need to confirm the status of the surveying firm. Regulated firms are those signed up to the RICS Rules of Conduct for Firms. This status gives you several layers of protection under the RICS regulated protection framework.
A regulated firm must have a complaints handling procedure and respond promptly, openly and professionally to your complaint. It must appoint an alternative dispute resolution provider that consumer clients can use free of charge if a complaint is not resolved.
The firm must also hold professional indemnity insurance that meets RICS' rigorous minimum standards. RICS says this insurance covers negligence claims. Regulated firms that handle client money must also join the RICS Client Money Protection Scheme.
How to check the firm
You use the RICS Find a Surveyor service to locate a surveying firm and check its status. Not all firms listed on the Find a Surveyor website are RICS Regulated Firms.
To get the protections listed above, you must look for the words RICS Regulated or RICS Regulated Firm on the search card and the office listing page. Do not assume the firm is regulated just because it appears in the directory.
Regulated firms should show the RICS logo or the phrase Regulated by RICS on their own materials. They must also mention their regulated status in their terms of engagement. Read this document carefully before you sign it or pay a deposit.
Fake websites and false claims
You should never assume that a firm or an individual is regulated by RICS simply because a website displays the RICS logo. Some companies refer to RICS qualifications, claim affiliation or feature people described as members without actually holding the credentials.
RICS has become aware of a number of fraudulent, AI-generated websites claiming RICS affiliation. Always verify these claims independently before instructing a surveyor, paying or sharing personal information.
If you are unsure about a company or cannot find them on the official registers, contact RICS directly. You can email them at contactrics@rics.org or call them on +44 (0) 2476 868 555 to verify the details.
The RPSA as another route
RICS is not the only recognised body for residential surveyors in the UK. The Residential Property Surveyors Association is another route to finding a qualified professional. RPSA members are specialist residential surveyors.
RPSA members hold relevant qualifications or have demonstrated their knowledge and experience to the association. They are bound by a code of conduct covering professional ethics and complaints handling. Consumers who use an RPSA member get access to an independent arbitration scheme that is free for consumers.
You can verify an RPSA member by visiting the RPSA Verify a Member page on their website. Just like with RICS, you should check the individual surveyor before you agree to the work.
Survey levels and typical prices
When you hire a qualified surveyor, you must instruct them to carry out the correct level of inspection. Home surveys follow three RICS levels, and you should match the survey level to the age, type and condition of the property. Reports use condition ratings shown as traffic lights.
Level 1 describes the condition of the property, flags risks and highlights urgent defects. This suits conventional, newer homes in good condition. Level 2 is still widely called a HomeBuyer Report. It suits conventional homes in reasonable condition and adds advice on repairs and maintenance. Level 3 is still widely called a building survey or full structural survey, suiting older, larger, altered or run-down homes.
Level 2 is a visual, non-intrusive inspection available as a survey only or a survey and valuation. In Scotland, the seller provides a Home Report before marketing, which includes a Level 2 survey and valuation, so the English process does not apply there.
Surveys are sold at a fixed fee quoted up front. The price is driven by the survey level, the property value, its size, age, complexity and location. The table below shows typical published prices for 2026 alongside inspection times.
|
Survey type |
Typical price range |
Inspection time |
|---|---|---|
|
Level 1 |
£300 to £450 |
1 to 2 hours |
|
Level 2 |
£400 to £950 |
2 to 4 hours |
|
Level 3 |
£600 to £1,500 or more |
4 to 8 hours |
These figures are typical published prices for 2026 and local quotes will differ. Reports usually follow within about three to ten working days. If you are unsure which level to pick, read more about whether you need a Level 2 survey or a Level 3 survey.
Common mistakes when hiring a surveyor
Buyers often make mistakes that render a good surveyor less effective. The most common error is relying on the mortgage valuation. A mortgage valuation is not a survey, but a limited check for the lender's benefit.
Another mistake is choosing the cheapest level of survey for an old or altered house. A Level 1 or Level 2 report will not provide enough depth for a complex or run-down property. You also risk confusion by comparing quotes that are for different levels or where one excludes a valuation.
Many buyers fail to read the terms of engagement. They are then surprised when the surveyor does not lift carpets, move heavy furniture or test the gas and electricity services.
Finally, buyers often ignore recommendations for further investigation, try to renegotiate the purchase price without getting repair quotes, or book the survey too late and delay the exchange of contracts.
What good advice looks like and what to ask
Finding a qualified surveyor is the most important step, but you also need to check the details of the job. You should get two or three like-for-like quotes that state the level, whether a valuation is included and the turnaround time. When comparing options, you might find it helpful to read about how to choose a chartered surveyor to ensure you pick the right firm.
Ask these questions before you pay a deposit or sign the contract:
- What is your membership number and which professional body are you registered with?
- Is the firm regulated and is this stated in the terms of engagement?
- Which survey level are you quoting for and does it match the age of the property?
- Does the quoted price include a valuation or is it for the survey only?
- How much experience do you have with this specific property type and the local area?
- Will you talk through the report findings on the phone once I have read it?
A regulated surveyor will send you terms of engagement. Read this document so you understand exactly what the visual inspection covers. You should book the survey once your offer is accepted and well before exchange. Use the findings to get repair quotes, then decide whether to proceed, renegotiate or walk away, with your conveyancer involved.
If something goes wrong
Even with a qualified and regulated surveyor, disputes can happen. Under the Consumer Rights Act 2015, a service must be carried out with reasonable care and skill. A survey does not guarantee a property is free of defects.
If you think a major defect was missed, start with the firm's own complaints handling procedure. Write to them detailing the issue and provide repair quotes. They must respond openly and professionally.
If they reject your complaint, you can take the matter to their independent alternative dispute resolution provider. This is completely free for consumer clients of RICS regulated firms and RPSA members. RICS itself cannot award compensation, settle disputes or investigate professional negligence.
Common questions
Is my surveyor qualified to value the property?
If you need a valuation alongside a Level 2 survey, ask whether the quote includes one. A mortgage valuation is not a survey, as it is just a limited check for the lender's benefit.
What is a RICS surveyor?
An RICS surveyor is a professional who has been assessed by the Royal Institution of Chartered Surveyors and meets their standards for technical ability. They hold the designation AssocRICS, MRICS or FRICS. Professional members must pass an assessment of professional competence to become chartered.
Can I cancel my survey if I change my mind?
Services arranged online or by phone normally carry a 14-day cooling-off period. If you ask for the work to start inside the cooling-off period and the inspection happens, you pay for what has been done.
Do I need a surveyor for party wall work?
The Party Wall etc. Act 1996 applies in England and Wales when you build on the boundary, work on an existing party wall or excavate near a neighbour's foundations. If your neighbour does not respond within 14 days or objects, that counts as a dispute, and the owners appoint one agreed surveyor or one each to produce a party wall award. You cannot act as your own surveyor for this work.
Your next steps
Before you book your survey, take a moment to confirm the credentials of the person and the firm. The official registers are the place to do it.
Follow these steps to check the details:
- Ask the firm for the exact name of the surveyor who will visit the house.
- Search for their name on the RICS Find a Member register or the RPSA verify page.
- Search for the company on the RICS Find a Surveyor service.
- Look for the words RICS Regulated on the search card and office listing.
- Read the terms of engagement to check for the regulation statement before you sign.
Booking your survey early gives you time to get repair quotes and renegotiate if needed. Once you have an offer accepted and you know what to look for, you can find a surveyor near you to get the process started.
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