A Level 1 condition report is the most basic RICS home survey, offering a traffic light overview of condition that flags urgent defects and risks. It suits conventional homes in good condition built from common materials, but it gives no repair advice and includes no valuation. Typical 2026 prices are £300 to £450 for properties up to one million pounds, though some estimates run as high as £900, and the exact cost varies with the property and its location.
What a Level 1 condition report is
This survey is a visual inspection of a property that highlights its current state. It is designed to describe the condition of the property, identify any risks and potential legal issues, and highlight any urgent defects. You receive a structured document that uses a simple traffic light rating system to show which parts of the home need attention.
This is the entry point for residential surveys. It gives you a clear, objective view of what you are buying before you sign contracts. A surveyor will record significant visible defects, but they will not tell you how to fix them.
The report focuses on facts rather than guidance. You decide how to proceed once you have read it. A mortgage valuation is not a survey, as it is only a limited check carried out for the lender's benefit.
Which homes it suits
The Level 1 survey is aimed strictly at standard properties. You should choose a Level 1 Home Survey if you are buying a conventional house, flat or bungalow built from common building materials and in good condition.
It is aimed at buyers of newer, conventional homes who do not need repair advice or a valuation.
Age and asking price alone do not establish whether this report is suitable. An old house might be expensive but still require a detailed inspection, while a newer home might have complex structural issues. Always ask the surveyor to confirm the level for the specific property before you instruct them.
What the surveyor inspects
During the appointment, the professional assesses the inside and outside of the main building and all permanent outbuildings. They record the construction and note any significant visible defects. The inspection is entirely visual, relying on what the surveyor can see without causing damage or moving your seller's belongings.
For the roof, the surveyor visually inspects the parts of the roof structure that can be seen from the access hatch. Only the visible parts of the services can be inspected, and no specialist tests are carried out.
When inspecting flats, the surveyor assesses the general condition of outside surfaces and communal areas that lead directly to the subject flat. They do not inspect lifts, fire alarms, security systems or external wall systems.
What a Level 1 report does not do
Because it is a basic overview, a Level 1 survey has strict limits. The surveyor does not force or open up the fabric of the building. They will not take up fitted carpets, floor coverings or floorboards, nor will they move heavy furniture or remove the contents of cupboards.
The surveyor will not lift insulation or stored goods to look underneath. They do not undo electrical fittings or remove secured panels or hatches. You will not get a diagnosis of defects, and a survey never guarantees a home is free of defects.
The visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources. The surveyor does not investigate plumbing, heating or drainage installations, and they will not check the internal condition of any chimney, boiler or flue.
A Level 1 survey will note defects in the property but will generally not provide advice on how to manage those defects. The report does not include advice on repairs or ongoing maintenance issues. The surveyor does not carry out an asbestos inspection, but the report should emphasise the suspected presence of asbestos containing materials if the inspection identifies that possibility. Where the surveyor cannot reach a conclusion with reasonable confidence, a recommendation for further investigation should be made.
How the condition ratings work
The report uses a traffic light system to grade the state of each part of the property. This helps you see immediately which issues are critical and which can wait. The ratings apply to the parts of the property the surveyor inspects.
- Condition rating 3 means defects that are serious and/or need to be repaired, replaced or investigated urgently.
- Condition rating 2 means defects that need repairing or replacing but are not serious or urgent.
- Condition rating 1 means no repair is currently needed.
- NI means elements not inspected.
- R means documents the surveyor may suggest you request before you sign contracts.
When you see a rating 3, you are dealing with a significant problem that could affect your decision to buy. You should obtain written quotations for these repairs before making a legal commitment to purchase. This allows you to understand the true cost of the home and discuss a price reduction with the seller if necessary.
What a Level 1 survey costs
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. A larger home in an expensive area will sit at the higher end of the scale.
Typical 2026 prices put a Level 1 survey at £300 to £450 for properties up to one million pounds, though some estimates run as high as £900. This level is not usually banded by property value in the way more detailed surveys are. For properties over one million pounds, you should ask a surveyor for a bespoke quote.
Because prices vary, it is wise to gather quotes from a few local firms. Make sure each quote confirms it is for a Level 1 condition report so you are comparing the same service. You can read more about what drives these prices in the house survey cost in the UK guide.
Signs you need Level 2 or Level 3 instead
A basic overview is not suitable for every home. If the property is older, heavily altered, unusual, run down or you plan to carry out major works, you will need a more detailed inspection. Choosing the cheapest level for an old or altered house is a common mistake that leaves buyers without the information they need.
The table below shows how the three RICS survey levels compare on who they suit and what they add.
|
Survey type |
Who it suits |
What it adds |
|---|---|---|
|
Level 1 |
Conventional house, flat or bungalow built from common building materials and in good condition |
Describes condition, identifies risks and highlights urgent defects |
|
Level 2 |
Conventional properties in reasonable condition |
Advice on repairs and ongoing maintenance issues |
|
Level 3 |
Older, altered, unusual, run down or major works planned |
The most detailed of the three levels |
The descriptions in this table follow the RICS wording. Local quotes will differ based on the property and the surveyor you choose.
If you are buying a standard 1930s semi-detached house that needs modernization, a Level 1 report will not give you the repair advice you need. In that situation, you should consider what a Level 2 home survey covers to get a clearer picture of your future maintenance costs.
Planning work after you buy
RICS says a Level 3 survey suits homes where major works are planned. If you plan to build an extension, a loft conversion or a basement, the Party Wall etc. Act 1996 may apply. This law applies in England and Wales only, and it regulates work that affects shared walls and boundaries.
As the building owner, you must give written notice before building on or at the boundary, working on an existing party wall or structure, or excavating near a neighbour's foundations. The notice period is at least two months ahead for party structure works and one month for new boundary walls and excavations.
Your neighbour has 14 days to respond to the notice, and silence counts as a dispute. In a dispute, the owners appoint one agreed surveyor or one each, who produce a party wall award. You cannot act as your own surveyor. The building owner usually pays all surveyors' fees where the work is solely for their benefit, and an award can be appealed in the county court within 14 days.
Avoiding common survey mistakes
Buying a house involves strict deadlines, which makes it easy to rush your decisions. Relying on the mortgage valuation is a frequent error. A valuation is a limited check for the lender's benefit.
Not reading the terms of engagement is another common trap. Buyers are sometimes surprised when the surveyor did not lift carpets, move furniture or test services, so read the terms of engagement. Comparing quotes that are for different levels or exclude a valuation can also lead you to choose the wrong service.
Ignoring recommendations for further investigation is a common mistake. If the surveyor flags suspected asbestos, arrange for a specialist to look into it before you exchange contracts, and do not disturb it yourself. Finally, trying to renegotiate the purchase price without repair quotes rarely works. You must use the findings in your Level 1 report to get accurate repair quotes, then decide whether to proceed, renegotiate or walk away, with your conveyancer involved.
Questions to ask before you book
Arranging an inspection is not just about finding the lowest price. You need to be sure the surveyor is qualified, insured and experienced with the type of home you are buying. Asking a few direct questions before you agree to the terms of engagement will prevent surprises later.
Look for AssocRICS, MRICS or FRICS after a surveyor's name and the words RICS Regulated for the firm. You should confirm both on the RICS Find a Surveyor service. RICS regulated firms must have a complaints handling procedure, give consumers free access to an independent alternative dispute resolution provider, and hold professional indemnity insurance. The RPSA is another recognised body for residential surveyors with its own survey products.
Ask these questions when comparing your quotes:
- Is a Level 1 condition report definitely suitable for the age and type of this property?
- Does the quote include VAT and any travel expenses?
- How much experience do you have surveying homes in this specific local area?
- Will you call me to talk through the report once it is finished?
Under the Consumer Rights Act 2015, a service must be carried out with reasonable care and skill. Services arranged online or by phone normally carry a 14-day cooling-off period. If you ask for the work to start inside this period, you will pay for what has been done if you then cancel.
Common questions
Do I need a condition report for a new build?
A Level 1 condition report is sometimes used for newer homes, but buyers of brand new properties may use a snagging survey instead. A condition report describes condition and flags risks and urgent defects.
Does a condition report include a valuation?
No, a Level 1 condition report does not include a property valuation. It only describes the physical condition of the building. If you need a valuation to ensure you are paying the right price, you must ask for a Level 2 survey that includes one, or arrange a separate independent valuation.
Will the surveyor check the drains?
The surveyor does not investigate drainage installations during a Level 1 survey, and only the visible parts of services can be inspected. If you are concerned about underground pipes, you would need to arrange a separate drainage inspection.
What happens if the surveyor suspects asbestos?
The surveyor does not carry out an asbestos inspection, but they will note the suspected presence of asbestos containing materials if they see them. Where the surveyor cannot reach a conclusion with reasonable confidence, a recommendation for further investigation should be made. Hire a specialist to look into it before you exchange contracts, and do not disturb the material yourself.
Next steps for your purchase
Getting your survey sorted early keeps your purchase moving and gives you time to deal with any unexpected results. You should book the survey as soon as your offer is accepted and well before you are due to exchange contracts.
Follow these steps to arrange your Level 1 condition report:
- Wait until your offer is accepted, then arrange the survey.
- Ask two or three local surveying firms for quotes, giving them the property age, type and asking price.
- Check their RICS credentials and confirm they agree a Level 1 report is suitable for the home.
- Read the terms of engagement carefully so you know exactly what the surveyor will and will not inspect.
- Book the survey and ask the estate agent to arrange access for the surveyor.
- Read the final report and obtain written quotes for any condition rating 3 defects before you legally commit to buy.
A basic overview is often all you need for a modern, conventional home, provided you understand its limits. If you are ready to get quotes and check availability, you can find a surveyor near you to discuss your property.
Find a top rated surveyor near you
1,519 surveyors across the UK, each ranked on their Google rating and the number of reviews behind it. Start with your county:
