Guide · Buying

Home survey levels 1, 2 and 3: which one to choose

RICS Home Survey Levels 1, 2 and 3: what each covers, which homes suit it, how a survey differs from a lender's valuation, and the Scottish Single Survey.

Checked on against the official sources at the bottom of the page.

In short

In Scotland, the Home Report’s Single Survey rates defects in three categories, while the RICS Home Survey comes in three levels. Level 1 is the lightest and suits conventional homes in good condition, Level 2 adds advice on defects and repairs (with or without a market valuation), and Level 3 is the most comprehensive, for large, older, run-down or altered buildings. A lender’s mortgage valuation is not a survey. In Scotland, the seller normally provides a Home Report with a Single Survey. Ask your solicitor whether you need a further survey on top.

The three RICS levels

The RICS consumer guide describes them as follows.

LevelFormerlyWhat it givesSuits
Level 1Condition ReportDescribes the property’s condition, identifies risks and potential legal issues, highlights urgent defects; generally notes defects without advising on managing themA conventional house, flat or bungalow built from standard materials and in good condition
Level 2Home Buyer ReportMore detailed information and ideas on future repairs or maintenance. Survey only adds a more extensive roof space and drainage chamber inspection. Survey and valuation adds a market valuation and an insurance reinstatement figureConventional properties in reasonable condition, simple in form and layout
Level 3RICS Building SurveyThe most comprehensive: in-depth analysis of condition, advice on defects, repairs and maintenance optionsA large, older or run-down property, an unusual or altered building, or one where you plan major works

The reinstatement figure is the sum needed to rebuild the property, which helps you avoid under- or over-insuring (RICS). GOV.UK adds that you should have buildings insurance in place before you exchange contracts, since you become legally responsible for the property when you sign.

Survey or valuation: not the same thing

GOV.UK states plainly that “a mortgage valuation is not the same thing as a home survey”. RICS says a lender’s valuation is a limited check made for the lender’s benefit; it does not match a survey’s level of detail and may miss costly problems. Only the Level 2 survey and valuation option includes a market valuation for you; the survey-only Level 2 and Level 3 options do not.

Choosing a level

A practical way to decide, using only the RICS criteria:

  1. Age and build. GOV.UK says surveyors should be qualified to assess older buildings, such as those built before 1919. A non-standard or older home points to Level 3.
  2. Condition and layout. A home in reasonable condition with a simple layout suits Level 2; one in good condition and built conventionally can suit Level 1.
  3. Alterations and plans. Extensions, conversions or planned major works point to Level 3.
  4. What you need to decide. If you want a repair and maintenance steer, Level 2 or 3; if you need a market valuation to support your offer, Level 2 survey and valuation.

None of this is personalised advice. A surveyor can tell you which level fits a given building, and you can ask before you instruct.

Who should carry it out

GOV.UK says the survey should be done by a qualified surveyor and names members of RICS, the RPSA and ISVA. You can check membership yourself on each body’s own register. See the surveyor profession page.

Scotland: the Single Survey in the Home Report

In Scotland the seller generally provides a Home Report, whose Single Survey is “based on a visual inspection by a chartered surveyor” (mygov.scot). It includes a valuation. RICS Scotland’s technical guidance defines the inspection as a general surface examination of the accessible parts of the property, from floor and ground level and without moving obstructions. Repairs are rated:

  • Category 1: no immediate action or repair is needed;
  • Category 2: repairs are required, but the defect is not considered serious or urgent;
  • Category 3: urgent repairs or replacement are needed now.

A present or potential defect that needs further investigation must be reported as Category 3. See the Home Report guide. Whether to commission an extra survey on top is a question for your solicitor and a chartered surveyor.

Northern Ireland

nidirect lists getting the property surveyed as one of the steps of buying, and says your lender may also need a valuation. It gives no survey levels of its own; ask a chartered surveyor which RICS level suits the property.

What it costs

RICS says Level 1 starts at “a few hundred pounds”, Level 3 can cost more and some bespoke services exceed £1,000, and it gives no figure for Level 2. Cost depends on the complexity of the property and the level chosen. Ask for a fixed quote that states what is included.

Which professional to consult

A surveyor inspects and reports. A valuer gives a market valuation. A conveyancer handles the legal side that a survey does not (see property searches).

Frequently asked questions

Does the lender’s valuation replace a survey?

No. GOV.UK says a mortgage valuation is not the same thing as a home survey.

Which level is the most thorough?

Level 3, according to RICS. It suits large, older, run-down or altered homes.

Do I need a survey for a new-build?

The sources I read do not address new-builds. Ask a chartered surveyor which level, if any, suits the building.

Does Level 1 include a valuation?

No. RICS says Level 1 does not give a valuation; the market valuation is offered with Level 2 survey and valuation.

Can I get a survey in Scotland?

Yes. The Home Report’s Single Survey is provided by the seller; you can still commission your own survey if you want more detail.

General information drawn from the official sources cited and dated on this page. It is not legal, tax or financial advice: for your own situation, ask a licensed professional.

More guides on buying

Sources

All guides · Payotte UK