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. Some surveys include a valuation, which gives the surveyor's opinion of market value. That opinion can help assess a claim that a home is below market value.
Article updated: November 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 report describes the property's condition and flags problems the surveyor finds. Buyers can use it to ask for more checks or discuss the price 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.
Some home surveys include a valuation; others do not. A lender's valuation is a limited check of the home's value for the lender. It is separate from a home survey.
Home surveys can flag visible problems such as damp, dry rot, wet rot, roofing problems and structural defects. They do not test plumbing or other services.
Scotland has a different system for buyers and sellers. Most sellers in Scotland need a Home Report before putting a home up for sale. The Home Report is then made available to prospective buyers before they decide whether or not to buy the property.
Types of Home Surveys Available from RICS Surveyors
RICS members carry out three levels of home survey.
(Level 1 was previously called a Condition Report, Level 2 a Home Buyer Report and Level 3 a Building Survey.)
RICS Home Survey Level 1
This home survey uses a traffic light type rating.
The RICS Level 1 scope describes a visual inspection without tests of the building or its services.
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
The RICS Level 2 scope covers a wider visual inspection of the building, its services and grounds.
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 service description (survey only, .pdf)
RICS Level 2 service description (survey and valuation, .pdf)
RICS Home Survey Level 3
The RICS Level 3 scope covers defects, repair options and future maintenance in more detail.
A level three survey is more thorough and detailed than [the] 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 service description (.pdf)
Types Of Surveys Available From RPSA
The RPSA lists these five services, including a home review for corporate clients:
- Home Buyer / Condition survey
- Building survey
- Buy-to-Let survey
- New Build snagging survey
- Home review
The buy-to-let survey covers tenant safety matters, according to the RPSA survey guide.
The Buy To Let Survey is ONLY available from RPSA members.
- 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. [It] considers all 29 hazard profiles identified in the Housing Health & Safety Rating System (HHSRS)*
- Separate DASH - Decent & Safe Homes hazard review report
*Does not include a full assessment of hazard scores as defined by HHSRS
What Do The Different Types of Home Survey Cost?
Compare My Move's survey cost guide, updated 20 October 2026, puts the average UK house survey at £445.
Costs vary with the type of survey and the home's size, value and location.
Most people choose a Level 2 survey, which the guide puts at £499 on average.
The same guide puts the more thorough Level 3 survey at £656, and surveys in London or of unusually built homes often cost more.
These are the average costs for the main surveys in the UK:
| Survey Type | Brief Overview | Average Cost |
|---|---|---|
| Snagging Survey |
Designed to find "snags" or defects in new-build properties, this survey lists defects for the developer to put right. | £394 |
| RICS Home Survey Level 1 |
The most basic survey gives a general overview of the condition of the home. | £380 |
| RICS Home Survey Level 2 |
Formerly known as a Homebuyer Survey, this is suited to most conventional homes in reasonable condition. It highlights defects and required repair work, in addition to details about the construction of the property. |
£499 |
| RICS Home Survey Level 3 |
Previously called a Building Survey, this is the most thorough survey. It gives the most detail on defects found throughout the home and grounds, and on repair options. | £656 |
| 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. | £433 |
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. A Level 3 survey gives more detail about defects and possible repairs.
A surveyor can explain which survey suits the property's type, size and age. A sample report shows what that survey covers.
You can easily find a surveyor with the relevant associations
Do I Really Need a Home Survey?
In England and Wales, a buyer does not have to commission a home survey. A mortgage lender may require a separate valuation of the home.
Some buyers are put off by the cost and are happy doing their own checks on the property.
Why a Property Survey Matters?
Checking how much a property is worth is only one reason. I have seen property investors walk away from homes after a survey found problems they had missed on the viewing.
Many experienced buy-to-let landlords I know book a survey as soon as they agree a price, particularly for high-value buy-to-lets in London.
They do this because once the survey report comes in they can do three things with it
- Reconsider the purchase. If a survey finds a serious problem, they may decide not to go ahead.
- 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.
- Continue with the purchase. If the report finds no serious problems, they can continue, knowing that a survey cannot uncover every defect.
How Long Does a House Survey Take?
Compare My Move says a Level 1 survey takes around two hours.
It says Level 2 takes two to four hours and Level 3 four to eight hours.
What Survey Would I Need in Scotland?
In Scotland, most sellers must get the Home Report before the home goes on the market. The Home Report is made up of a single survey, an energy performance certificate and a property questionnaire. The single survey describes the home's condition and includes a valuation.
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