There are three main levels of house survey to choose from when buying a property in England and Wales. Level 1 suits newer conventional homes in good condition, Level 2 is for conventional homes in reasonable condition, and Level 3 is for older, larger, altered or run-down homes. Your choice should always follow the age and condition of the home you are buying, rather than the price of the report.
The main types of house survey
When you buy a house, you will hear several different names for property inspections. The industry uses a standard system of three levels to help buyers understand what they are paying for. These levels dictate how long the surveyor spends at the property and how much detail goes into the final document.
The Royal Institution of Chartered Surveyors (RICS) defines these as Level 1, Level 2 and Level 3 home surveys. The levels are still widely known by their old names, which were the condition report, the HomeBuyer Report and the building survey.
The Residential Property Surveyors Association (RPSA) is another recognised body for residential surveyors. It provides its own survey products that mirror this tiered system. The RPSA offers a Home Buyer/Condition Survey, a Building Survey and a Buy to Let Survey.
No survey guarantees a property is completely free of defects. The purpose of a survey is to give you an independent, professional assessment of the building so you can make a sound financial decision.
Level 1 condition report
The RICS Level 1 Home Survey was previously known as a Condition Report. It is the most basic type of inspection available. This level describes the condition of the property, identifies any risks and potential legal issues, and highlights any urgent defects.
The report uses simple traffic light condition ratings to show you which parts of the building need attention. Which? says Level 1 reports give no detail. The inspection takes roughly one to two hours to complete.
A Level 1 survey suits a conventional house, flat or bungalow built from common building materials and in good condition. It is designed for newer properties where you do not expect to find significant wear and tear.
Because it is a basic visual check, Level 1 reports cost from a few hundred pounds. You will usually receive the written document within three to ten working days of the inspection.
Level 2 homebuyer report
The RICS Level 2 Home Survey was previously called a HomeBuyer Report. This is a more detailed report with ideas about future repairs or maintenance. Which? says Level 2 or the RPSA Home Condition Survey is the most common choice.
You can buy this level as a survey only, or as a survey and valuation combined. The inspection is visual and non-intrusive, meaning the surveyor will not lift carpets, move heavy furniture or test the gas and electricity services. They will spend roughly two to four hours at the property.
This level suits conventional properties in reasonable condition that are simple in form and layout. If you are buying a standard home built in the last fifty years, this report will highlight issues like damp or subsidence based on what is visible.
If you are unsure whether this tier goes far enough, you can read our guide to choosing a level 2 or level 3 survey.
Level 3 building survey
The RICS Level 3 Home Survey was previously known as a RICS Building Survey or a full structural survey. It is the most comprehensive option and provides an extensive in-depth analysis of the property condition.
This report suits a large, older or run-down property, or a building that is unusual or altered. It is also the right choice for properties over 50 years old, or if you are planning major works like an extension or a loft conversion.
The surveyor will spend roughly four to eight hours inspecting the building. They will look closely at the structure, the roof space, the floors and the external walls to diagnose the cause of any defects they find.
Because of the time involved, a Level 3 survey is the most expensive of the three levels. Which? adds that more bespoke services can cost over £1,000.
Typical prices side by side
Survey quotes are sold at a fixed fee quoted up front. The price is driven by the survey level, the property value, its size, its age, its complexity and its location. This table compares the three main survey levels and their approximate starting costs based on industry data.
|
Survey |
Old name |
Suits |
Typical price |
|---|---|---|---|
|
Level 1 |
Condition report |
New or well-maintained homes |
£300 |
|
Level 2 |
Homebuyer report |
Conventional homes in reasonable condition |
£400 |
|
Level 3 |
Building survey |
Older, listed or heavily renovated homes |
£600+ |
These figures are approximate costs from Propertymark, and your local quotes will differ. You can read our house survey cost guide to see exactly how surveyors calculate their fees.
Mortgage valuation is not a survey
A survey is an optional report commissioned for your own benefit. By contrast, a mortgage valuation is usually required by your lender to confirm the property price matches the loan amount.
As GOV.UK explains, the mortgage provider carries out a mortgage valuation, which is not a survey. It is a limited check carried out for the lender.
The valuation does not protect you if something goes wrong with the property. It is not an in-depth survey.
Citizens Advice confirms that the valuation done for whoever is lending the money is not a survey. You should consider whether or not to have an independent survey carried out in addition to the valuation.
Relying solely on the lender check is a common mistake that leaves buyers paying for unexpected repairs. You can learn more about how lenders assess property in our guide to having a mortgage valuation explained.
Snagging surveys for new builds
Standard condition reports and building surveys are designed for lived-in homes. If you are buying a newly built property, you may want a different type of inspection called a snagging survey.
A new-build snagging inspection looks for faults and unfinished work in a new home.
The RPSA offers a specific New-build Snagging Inspection for this purpose. Snagging surveys for new-build homes cost around £300 to £600, depending on the property size. You can then give the report to the builder so the faults can be put right.
Specialist surveys for specific problems
A home survey is a general inspection of the whole building. Sometimes the surveyor will spot a problem that falls outside their scope, or that requires disruptive testing to diagnose properly.
When this happens, the report will recommend a specialist survey. These are separate jobs carried out by different professionals with specific equipment.
Common examples include damp checks, timber surveys, CCTV drain inspections and asbestos testing. You should not disturb materials that may contain asbestos, lift heavy drain covers or enter confined lofts yourself.
You do not need to book these specialist checks unless your main Level 2 or Level 3 report tells you to investigate further.
Party wall surveyors for building work
If you are buying a home with plans to extend it, or you already own a property and want to build a loft conversion or basement, you may need a party wall surveyor.
The Party Wall etc. Act 1996 applies in England and Wales only. Under this law, a building owner 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.
You must serve notice at least two months ahead for party structure works, and one month ahead for new boundary walls and excavations. The neighbour has 14 days to respond, 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. An award can be appealed in the county court within 14 days.
Regulation and consumer protection
When hiring a surveyor, you should check their credentials to ensure you are protected. Look for the letters AssocRICS, MRICS or FRICS after a surveyor's name, and the words RICS Regulated for the firm. You can confirm both on the RICS Find a Surveyor service.
RICS regulated firms must have a formal complaints handling procedure. They must also give consumers free access to an independent alternative dispute resolution provider and hold professional indemnity insurance.
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 survey work to start inside this period, you will have to pay for what has been done if you later cancel.
Common mistakes buyers make
Buying a house is stressful, and it is easy to make errors when booking a survey. These are the most frequent mistakes to avoid:
- Relying on the mortgage valuation instead of commissioning an independent survey.
- Choosing the cheapest survey level for an old or altered house to save money.
- Not reading the terms of engagement, so being surprised when the surveyor does not lift carpets, move furniture or test services.
- Comparing quotes that are for different survey levels or where one excludes a valuation.
- Ignoring recommendations in the report for further specialist investigation.
- Trying to renegotiate the purchase price without getting written repair quotes first.
- Booking the survey too late and delaying the exchange of contracts.
- Starting party wall work without serving notice, which can lead to a costly legal injunction.
Always ask your conveyancer or solicitor for legal advice on contracts, boundaries or party wall disputes.
Surveys in Scotland
The property buying process operates under different rules in Scotland. This guide does not cover Scotland beyond this summary.
In Scotland, the seller provides a Home Report before marketing the property. This guide describes the survey levels and legal processes for England and Wales.
How to choose the right survey
The right survey for your move depends entirely on the building you want to buy. You should match the survey level to the age, type and condition of the property.
If the house is less than 50 years old, built from standard brick and block, and looks well maintained, a Level 2 report is usually sufficient. It describes the condition of the visible parts of the roof, walls and timber.
If the house is over 50 years old, has been heavily extended, or is visibly run-down, you should choose a Level 3 report. The older a building is, the more likely it is to suffer from hidden wear and tear that a basic visual check will miss.
Never choose a Level 1 report for an old house just because it is cheaper. Which? says a Level 1 report gives no detail, so paying for the wrong report can leave you without the information you need.
Common questions
What is the difference between a homebuyer report and a building survey?
A homebuyer report covers visible issues in standard homes and gives advice on future maintenance. A building survey is an extensive in-depth analysis suited to older, larger or unusual properties, and takes much longer to complete.
Can I get a house survey for a flat?
Yes, the three main survey levels apply to flats as well as houses. Check with the surveyor exactly what is covered in a flat, because the parts that can be inspected are limited and external wall systems are not inspected at RICS Level 2 or Level 3.
Do I need a survey if I am a cash buyer?
Yes, a survey is just as important for a cash buyer because you carry all the financial risk of the purchase yourself. You will not have a lender carrying out a mortgage valuation, so checking the condition of the building is entirely up to you.
How long does a house survey take?
A Level 1 inspection takes roughly one to two hours, a Level 2 survey takes two to four hours, and a Level 3 building survey takes four to eight hours. The written report usually follows within three to ten working days.
What to do next
Once your offer is accepted, you should arrange your survey well before you exchange contracts. Follow these steps to get the right advice:
- Match the survey level to the age, type and condition of the property.
- Get two or three like-for-like quotes that state the level, whether a valuation is included and the turnaround time.
- Ask the surveying firms about their experience with that specific property type and the local area.
- Check whether the surveyor will talk the report through by phone once you have read it.
- Book the inspection promptly so you have time to digest the findings.
- Use the findings to get repair quotes, then decide whether to proceed, renegotiate or walk away, with your conveyancer involved.
Getting the right professional advice early gives you control over your property purchase. When you are ready to compare costs and availability, you can find a surveyor near you to discuss your new home.
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