RICS Survey Levels Explained: Which One Do You Actually Need?

The RICS survey system can feel confusing if you have not bought a property before. There are three levels, each designed for a different type of property and buyer situation. Picking the wrong one can leave you either overpaying for detail you do not need or, worse, underpaying for a report that misses something important. Here is what each level does and who it is for.

Level 1: RICS Home Condition Report

This is the most basic survey available. It gives a general overview of the property’s condition using a simple traffic light system: green for no concerns, amber for areas that need attention and red for serious issues. It does not go into detail about defects, does not provide repair advice and does not include a valuation.

Level 1 is designed for newer, conventional properties in good condition. If you are buying a recently built flat or a well-maintained modern house with no obvious issues, it may be sufficient. For most London properties, particularly anything built before the 1960s, it is not detailed enough to give you real confidence about what you are buying.

Level 2: RICS Homebuyer Report

The Level 2 survey is the most commonly requested type for residential purchases. It goes further than a Level 1 by inspecting the property more thoroughly, identifying significant defects and flagging areas where specialist investigation is recommended. It still uses the traffic light rating system but includes much more commentary on what each rating means for your property.

A Level 2 can include a market valuation if you request one, which gives you an independent figure to compare against the asking price and the lender’s valuation. This is useful when you suspect the property is overpriced or when the survey reveals issues that affect its value.

This level suits most conventional properties in reasonable condition: Victorian terraces, Edwardian semis, interwar houses and purpose-built flats. If the property is in fair condition and was built using standard construction methods, a Level 2 will tell you what you need to know.

Level 3: RICS Building Survey

A Level 3 is the most comprehensive survey RICS offers. It examines the property in detail, reports on the construction methods used, identifies all visible defects and provides advice on repairs, maintenance and potential future issues. It does not use traffic light ratings. Instead, it gives a written assessment of each element of the building, which means the surveyor has more room to explain what they have found and why it matters.

Level 3 is the right choice for older properties, listed buildings, properties that have been significantly altered or extended, non-standard construction types and anything where you can see potential problems from the outside. In London, where much of the housing stock dates from the Victorian and Edwardian periods, a Level 3 is often the sensible option even if the property looks fine on the surface.

It is also the right choice if you are planning to carry out renovation or conversion work after purchase. The report will give you a clear picture of the building’s condition before you start spending money on it.

What about a mortgage valuation?

A mortgage valuation is not a survey. It is a brief inspection carried out for the lender to confirm the property is worth the loan amount. It does not check for damp, structural movement, roof defects or any of the things that could cost you thousands to fix after you move in. Relying on a mortgage valuation instead of a proper survey is one of the most common and most expensive mistakes buyers make.

How to decide

If the property is modern, conventional and in good condition: Level 2. If the property is older, unusual, has been extended or converted, or if you have any concerns at all: Level 3. If you are not sure, ask your surveyor. A good surveyor will recommend the appropriate level based on the property rather than upsell you to the most expensive option.

Corinthian Surveyors offers all three RICS survey levels. Call us on 0800 00 16 422 and we will advise which level suits your property before you commit.

Frequently asked questions

Is a Level 3 survey worth the extra cost?

For older or more complex properties, almost always. The additional detail can identify issues that a Level 2 would only flag as “needs further investigation.” That detail helps you make a fully informed decision and can save you far more than the cost difference between the two survey levels.

Can I upgrade from a Level 2 to a Level 3 after seeing the results?

In theory yes, but it would mean a second inspection and additional cost. It is better to choose the right level from the start. If there is any doubt, go with Level 3.

Do all surveyors offer all three levels?

Most RICS chartered surveyors offer Level 2 and Level 3. Not all offer Level 1, partly because demand for it is relatively low. Check with the firm before booking.

How long does each survey type take?

A Level 1 inspection takes around one to two hours on site. A Level 2 typically takes two to three hours. A Level 3 can take three to five hours depending on the property. Reports are usually delivered within three to five working days of the inspection.