The short answer
RICS offers three Home Survey levels. Level 1 is a concise condition overview for conventional homes in good condition. Level 2 provides more extensive inspection and repair or maintenance advice for conventional properties in reasonable condition, with an optional valuation. Level 3 is the most detailed and is suited to older, unusual, altered, large or run-down properties and planned major works.
A lender valuation is not your survey
The mortgage valuation helps the lender decide whether the property is acceptable security. It may be brief or automated and does not provide the buyer with a comprehensive condition report. Commissioning your own survey gives you a duty of care and a report addressed to you.
RICS Level 1
Level 1 identifies condition, visible urgent defects, risks and potential legal issues using a concise format. It generally does not diagnose defects or advise on repairs. It is intended for conventional homes built from common materials and appearing in good condition.
RICS Level 2
Level 2 is more extensive and comments on defects, repairs and future maintenance for a conventional property in reasonable condition. A separate Level 2 option includes a market valuation and insurance reinstatement figure. Confirm exactly which version is quoted.
RICS Level 3
Level 3 provides the most detailed visible inspection and analysis, including repair options, likely consequences and priorities. Consider it for older or non-standard construction, significant extensions or alterations, poor condition, large buildings or planned renovation.
Questions to ask before instructing
- Which level suits this specific property, and why?
- What areas will be inaccessible or excluded?
- Does the fee include a valuation or reinstatement cost?
- Can you comment on particular alterations, damp, cracking or roof concerns?
- Will you discuss significant findings after inspection?
- Do you have relevant experience with this age and construction?
- What professional indemnity and complaints arrangements apply?
What to do with the report
Read urgent and further-investigation items before becoming legally committed where the transaction process allows. Ask the surveyor to explain uncertainty, obtain specialist evidence or repair quotations where justified, and decide whether to proceed, renegotiate or budget for work. A defect does not automatically equal a price reduction.
Prepare observations with the property viewing checklist, then use the conveyancing and survey comparison planner to give firms the same property profile, scope checks and questions.
Nation differences
In Scotland, sellers provide a Home Report containing a Single Survey, Energy Report and Property Questionnaire, but a buyer may still need extra specialist advice. England, Wales and Northern Ireland do not generally require the seller to provide an equivalent condition survey.
Sources and limitations
Use the current RICS consumer guide to Home Surveys. Scope depends on the agreed terms and accessible areas; no visual survey guarantees that every defect will be found. Send corrections to hello@propertiesandhomes.co.uk.
Reviewed by the Properties & Homes editorial team
Published and last reviewed: 14 August 2026.
Change log: first edition.