Different Types of Home Surveys & When They Are Needed
Surveys from the Royal Institution of Chartered Surveyors (RICS) come in three levels. Level 1 is a basic check for newer homes in good condition, Level 2 a closer look at a wider range of conventional homes, and Level 3 the most detailed. The Residential Property Surveyors Association (RPSA) offers others, including a buy-to-let survey.
A survey helps spot defects before you buy, and one with a valuation checks you are paying at or below market value, not over it.
Article updated: July 2026
What is a Home Survey?
In England & Wales, a home survey is a professional inspection of a property that is carried out by a qualified surveyor. That is most often a RICS surveyor, though members of the RPSA carry out surveys too.
The survey will provide you with a report as to the nature and condition of the property and identify any possible problems with it that you can the carry out further due diligence and maybe negotiation with the seller. Our guide on how to do due diligence on property covers the other checks, from the local market to the price and rental demand.
A property survey may also include a valuation of the property, but not always, it depends on which one you choose. There is a specific valuation survey, these are quiet basic and are typically required by mortgage lenders to help confirm the security for the property you are buying.
Home surveys are important as they can help you identify issues that might affect the property, its value and any work needed. These can be invaluable for spotting problems like damp, dry rot, subsidence, wet rot, non-standard construction methods, roofing problems, plumbing and drainage problems, Japanese knotweed, structural defects or any repairs needed.
Scotland has a different system for buyers and sellers. It is usually necessary for anyone selling a property in Scotland to have a Home Report before putting it up for sale. The Home Report is then made available to prospective buyers before they decide whether or not to buy the property. This works well to help identify issues early and reduces sales falling though.
Types of Home Surveys Available from RICS Surveyors
RICS members carry out three levels of home survey.
(Home surveys from RICS were previously often known as a Valuation Report, Homebuyer Report and Building Survey or Structural Survey).
RICS Home Survey Level 1
This home survey uses a traffic light type rating.
Here is an overview from RICS on what is included
The level one survey is designed for clients (buyers, vendors and owners) seeking a professional and objective report on the condition of the property at an economic price. It includes a visual inspection that is less extensive than survey level two and survey level three. No tests of the building fabric or services are undertaken.
This level of survey is designed as a very basic overview of the condition of the property. It will not contain any detailed advice on repairs. This level of service is better suited to conventionally built, modern dwellings in satisfactory condition.
It is the lowest priced of the RICS surveys and is intended for conventional properties and newer properties.
RICS Level 1 sample report (.pdf)
RICS Home Survey Level 2
Here is an overview from RICS on the scope of the level two property survey
The level two survey is designed for clients (buyers, vendors and owners) seeking a professional and objective report on the condition of the main elements of a property. It will not contain any detailed advice on repairs.
This intermediate level of service includes a more extensive visual inspection of the building, its services, and grounds. This level of service suits a broader range of conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member.
RICS Level 2 sample report (survey only, .pdf)
RICS Level 2 sample report (survey and valuation, .pdf)
RICS Home Survey Level 3
Here is an overview from RICS on the scope of a property survey level 3
A level three survey is more thorough and detailed than then others and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so.
Although services are not tested, they are observed in normal operation. This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property
RICS Level 3 sample report (.pdf)
Types Of Surveys Available From RPSA
RPSA is the Residential Property Surveyors Association and although RICS is the most common association when landlords and investors think of surveys, there are indeed other associations.
The RPSA provide five types of surveys for buyers
- Home Buyer / Condition survey
- Building survey
- Buy-to-Let survey
- New Build snagging survey
- Home review
For some buyers these may be seen as more comprehensive and you can see a full list of their reports and what is included in the RPSA survey guide.
Below is an example of their buy-to-let survey:
The Buy To Let Survey is ONLY available from RPSA members. The only survey of its type, designed for a traditional property that is, or will be, let to tenants. A unique product that helps landlords protect their investment while safeguarding the safety of the home for tenants.
- All the benefits of the Home Condition Survey, plus...
- Consideration of health and safety matters that are likely to have an impact on tenants occupying the property - considers all 29 hazard profiles identified in the Housing Health & Safety Rating System (HHSRS)*
- Separate DASH - Decent & Safe Homes hazard review report
- Lets your tenants know you care
*Does not include a full assessment of hazard scores as defined by HHSRS
What Do The Different Types of Home Survey Cost?
The average cost of a house survey in the UK is currently £488 according to price comparisons site Konnect You (formerly Compare My Move), based on the average UK house price of £292,000.
The house survey cost will depend on various factors such as the size, value and location of the home. It will also depend on the surveyor you opt for.
However, the cost will be largely influenced by the type of survey you need. The RICS Home Survey Level 2 is arguably the most popular survey type, costing an average of £445.
The most thorough survey is the RICS Home Survey Level 3, with an average cost of £629. Keep in mind that these costs will vary, with surveys costing more in areas such as London or for unusually built homes.
Below we've looked at the average costs for different surveys in the UK for 2025:
| Survey Type | Brief Overview | Average Cost |
|---|---|---|
| Snagging Survey |
Designed to find "snags" or defects in new-build properties, this survey will ensure the home has been finished to the required standards. | £377 |
| RICS Home Survey Level 1 |
The most basic survey provides a general overview of the condition of the home. It will highlight any major issues. | £380 |
| RICS Home Survey Level 2 |
Formerly known as a Homebuyer Survey, this is suited to most homes in good condition and built within the last 50 years. It highlights defects and required repair work, in addition to details about the construction of the property. |
£445 |
| RICS Home Survey Level 3 |
Previously called a Building Survey, this is the most thorough survey. It will highlight all potential issues, problems and concerns throughout the home and grounds. It also provides essential information about the fixtures and fittings in the property. |
£629 |
| Home Report (Scotland only) |
Arranged by the seller, this is made of three parts including the Single Survey. This is essentially a RICS Level 2 survey, giving potential buyers an overview of the condition of the home and any defects. | £703 |
Frequently Asked Questions
Which Type of Survey Should I Order?
The right survey comes down to the property's type, construction, age and size, plus any defects you already know about. A reasonably new brick-built house is likely to need a simpler home survey than an Edwardian semi-derelict house or something unusual like a converted barn or church.
If it is clear that the property has a large crack in the wall, it may have subsidence and you may wish to get a structural survey carried out.
Before choosing which type of home survey to have it is a good idea to speak to a surveyor. Tell them about the type, size and age of the property you are considering buying. Ask them what type of home survey they consider will be most appropriate for that property, and ask them to provide a sample home survey so you can see that it includes everything you need.
You can easily find a surveyor with the relevant associations
Do I Really Need a Home Survey?
A home survey is not a legal requirement, though if you are buying with a mortgage your lender may require a valuation survey at a minimum. Some lenders offer mortgage products that include that valuation survey for free as part of their offer.
Some buyers are put off by the cost and are happy doing their own checks on the property. But buying a property can be one of the largest financial transactions in your life, and skipping a survey to save a few hundred pounds can be a costly mistake.
Why a Property Survey Matters?
A survey is one of the most valuable things a buyer can spend money on, because it can spot problems you missed on a viewing while you can still pull out or renegotiate.
Checking how much a property is worth is only one reason. The amount of problem properties I have seen investors avoid, because of something spotted on a survey that they had missed on a viewing is staggering.
Instead of thinking of it as a cost, think of it as an investment. Many experienced buy-to-let landlords I know instruct their surveys very early on, as soon as they have agreed a purchase price. They do it most of all with a high-value property they do not want to get wrong, such as most buy-to-lets in London.
They do this because once the survey report comes in they can do three things with it
- Pull out of the sale. If the surveyor spotted a critical issue, they can walk away and save time and further costs.
- Renegotiate the sale price. A report from an independent RICS surveyor gives them a basis to negotiate a better deal, or to ask the seller to fix the issue before they go ahead.
- Proceed with confidence. If their property survey passes with flying colours, great news. They can continue with the purchase knowing the survey found no serious problems.
How Long Does a House Survey Take?
House Surveys usually take around 1-8 hours depending on the house survey type.
A Level 1 Survey will take between 1-2 hours as it is the most basic survey type. The Level 2 will also take 2-4 hours, but if the surveyor needs to gain access to certain areas, this can take longer. The Level 3 survey will take the longest with an average timescale of 4-8 hours, depending on condition and size. After the survey is completed it will take on average 3-7 working days for the survey report to be returned to you. However, this can also take a little bit longer depending on the condition of the property, especially if you have opted for a Level 3 survey.
What Survey Would I Need in Scotland?
In Scotland, it's the seller's legal responsibility to order the Home Report. It must be carried out while the property is on the market to ensure that buyers are aware of the property's condition. The Home Report is made up of a single survey, an energy performance certificate and a property questionnaire. The single survey provided will produce reports like that of a Level 2 survey, with similar issues and defects being recorded.
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