If you’re buying a property, you’ll need to decide which RICS survey level is right for your purchase. The difference between them isn’t just about price — it’s about how much detail you need and what kind of property you’re buying.
This guide explains exactly what each level covers, who it’s suited to, and how to choose with confidence before you book.
Condition Report
Basic visual overview. Traffic light ratings only. No advice on repairs.
- New builds or near-new properties
- Properties in excellent condition
- Lowest cost option
HomeBuyer Report
Detailed visual inspection. Traffic light ratings plus repair advice.
- Standard homes built post-1900
- Conventional construction, reasonable condition
- Most popular choice for buyers
Building Survey
Most detailed inspection available. Full defect analysis and repair implications.
- Older, extended or complex properties
- Visible defects or planned renovation
- Strongest pre-purchase protection
RICS Level 1: Condition Report
The Level 1 Condition Report is the most straightforward option. It gives you a snapshot of a property’s overall condition using a traffic light rating system — green, amber and red — without detailed commentary or repair advice.
What it includes
- Visual inspection of all main building elements
- Traffic light ratings (green / amber / red) for each area
- Summary of any defects noted
- No repair advice or cost estimates
Best suited to
- New builds or homes built within the last 10–15 years
- Properties in visibly good condition with no obvious defects
- Buyers who want basic reassurance before exchange
Worth knowing about Level 1
Most buyers of standard resale properties find Level 1 doesn’t give them enough detail. If there’s any uncertainty about condition — damp patches, visible cracks, older roof — a Level 2 is a safer starting point.
RICS Level 2: HomeBuyer Report
The Level 2 HomeBuyer Report is the most widely used survey for residential purchases. It provides a detailed visual inspection of all accessible areas of the property, rated using the traffic light system, with additional guidance on what each finding means and what action you may need to take.
What it includes
- Detailed inspection of roof, walls, floors, damp, structure and services
- Traffic light condition ratings for each element
- Advice on urgent and ongoing repair and maintenance needs
- Commentary on items needing further specialist investigation
- Optional market valuation (confirm at booking stage)
Best suited to
- Conventional homes built after 1900
- Properties in reasonable condition with no major visible defects
- Standard brick or block construction, no unusual materials
- Properties with no significant extensions or structural alterations
For the full inspection checklist, see our RICS Level 2 survey coverage guide.
RICS Level 3: Building Survey
The Level 3 Building Survey is the most detailed residential survey available. It goes beyond condition ratings to give you a fuller picture of the property — what visible defects are present, what may have caused them, what the implications are, and what to consider next.
What it includes
- In-depth inspection of all accessible areas, including roof space and subfloor where accessible
- Detailed analysis of the building’s structure, materials and construction method
- Commentary on visible defects, likely causes and potential consequences
- Repair priorities and practical guidance on next steps
- Stronger basis for renegotiation where significant defects are found
Best suited to
- Older and period properties (pre-1900 in particular)
- Properties with extensions, loft conversions or structural alterations
- Homes with visible cracking, damp or signs of movement
- Non-standard construction (stone walls, timber frame, thatched roof)
- Buyers planning major renovation after purchase
For more on when a Level 3 is the right choice, see our RICS Level 3 Building Survey page.
Level 1 vs Level 2 vs Level 3: Full Comparison
| Feature | Level 1 | Level 2 | Level 3 |
|---|---|---|---|
| Traffic light ratings | Yes | Yes | Yes |
| Repair advice | No | Yes | Yes — detailed |
| Defect cause and implication | No | Limited | Yes — fully explained |
| Roof space inspection | Limited | Yes (if accessible) | Yes (if accessible) |
| Damp assessment | Basic | Yes — moisture readings | Yes — detailed commentary |
| Structural movement assessment | Basic | Yes | Yes — fuller analysis |
| Renegotiation support | Limited | Moderate | Strong |
| Best for | New builds | Standard homes post-1900 | Older, altered or complex homes |
| Typical cost level | Lower | Mid-range | Higher — reflects scope |
How to Choose the Right Survey Level
The right survey depends on the property — not just the price. These are the most useful questions to work through before booking:
How old is the property?
Properties built post-2000 in good condition are often fine for Level 1 or Level 2. Anything pre-1960 with original fabric intact usually benefits from a Level 2 at minimum. Pre-1900 properties — particularly those with chimneys, solid walls, or original roofing — are usually better suited to Level 3.
Has the property been altered or extended?
Extensions, loft conversions and structural alterations introduce risk at the join between old and new sections. A Level 3 survey gives you a better basis for understanding whether past work has been done well.
Are there any visible defects?
If you noticed cracking, damp patches, uneven floors, sagging gutters or roof concerns at the viewing, a more detailed survey is the sensible response. A Level 2 will flag what’s visible; a Level 3 gives fuller context on what it means.
Are you planning major works after purchase?
If you intend to renovate, extend or structurally alter the building, a Level 3 survey gives you a better picture of what you’re working with before you commit.
Not sure which level to book?
If you’re uncertain, speak to a surveyor before booking. A short conversation about the property — age, visible condition, planned works — is usually enough to get a clear recommendation. We’d rather you choose correctly the first time than find out later that more detail was needed.
What Do RICS Surveys Typically Cost?
Survey fees are shaped by the level of inspection, the size and age of the property, and its complexity. A reliable fee depends on the specific property — which is why quotes vary.
- Level 1: Lowest cost — basic assessment with no detailed commentary
- Level 2: Mid-range — reflects thorough visual inspection and detailed reporting
- Level 3: Higher — reflects greater inspection depth, reporting time, and analysis
For a fuller breakdown of what shapes the Level 3 price, see our Level 3 survey cost guide.
All fees should be quoted in writing before you instruct. If you’re comparing providers, check what’s included — specifically whether a market valuation is part of the service.
About Lyman Marshall Chartered Surveyors
We are RICS regulated and carry out Level 1, 2 and 3 surveys across Lincolnshire, Nottinghamshire, and surrounding areas. Our surveyors are chartered members of the Royal Institution of Chartered Surveyors (RICS) and work to the current RICS Home Survey Standard.
We cover Lincoln, Sleaford, Grantham, Newark, Gainsborough, and the wider Lincs and Notts area. Call 01522 438989 or request a quote online.
Frequently Asked Questions
What is the difference between a Level 2 and Level 3 survey?
A Level 2 HomeBuyer Report provides a detailed visual inspection with condition ratings and repair advice — suitable for most conventional homes. A Level 3 Building Survey goes further, analysing visible defects in greater depth, explaining likely causes and implications, and giving fuller guidance on repair priorities. Level 3 is usually chosen for older, altered or more complex properties.
Is a Level 1 survey worth getting?
For most resale purchases, a Level 1 is rarely enough. It provides traffic light ratings but no repair advice or defect explanation. It’s most appropriate for new builds or properties in demonstrably excellent condition. For anything else, a Level 2 is the safer minimum.
Which RICS survey level is most popular?
Level 2 is the most commonly instructed survey for residential purchases in England. It covers the majority of conventional homes built post-1900 and gives buyers a clear view of condition and risk before exchange.
Does a RICS survey include a market valuation?
Not automatically. A valuation can be included in a Level 2 survey if agreed at instruction stage. A Level 3 Building Survey does not typically include a valuation unless specifically arranged. Always confirm what is included when you request a quote.
Is a RICS survey the same as a mortgage valuation?
No. A mortgage valuation is carried out for the lender — not the buyer. It confirms the property is adequate security for the loan, not that it’s free of defects. A RICS survey is instructed by the buyer to protect their own interests before purchase.
How long does a RICS survey take?
A Level 2 inspection for a standard three-bedroom house typically takes 2–3 hours on site. A Level 3 inspection takes longer due to the greater depth of assessment. The written report is usually delivered within a few working days of the inspection.
Can I instruct a Level 2 and upgrade to Level 3 later?
In theory yes, but it is rarely the most efficient route. If the property already suggests a more detailed survey is needed — older construction, visible defects, extensions — starting with Level 3 avoids delay and additional cost. If you are unsure, ask before booking.
Do RICS surveyors test electrics, gas or drains?
No. All RICS survey levels are visual inspections only. Electrical and gas systems are observed but not tested. Drains are not camera-surveyed unless separately instructed. Where the survey identifies a concern, the report will recommend further specialist investigation.
Buying in Lincolnshire or Nottinghamshire?
Lyman Marshall Chartered Surveyors carry out RICS Level 1, 2 and 3 surveys across Lincoln, Sleaford, Grantham, Newark, and the wider Lincs and Notts area.
Not sure which level you need? Call 01522 438989 and we’ll advise based on the property before you commit to booking.
Request a fixed quote online — or call us directly.
Lyman Marshall Chartered Surveyors — RICS regulated and independent.
