Many buyers across Lincoln, Lincolnshire and Nottinghamshire ask the same question: “Which survey do I need to buy a house?” With three RICS survey levels available, it can be hard to know which option suits your property. This guide explains Level 1, Level 2 and Level 3 surveys in plain English, sets out the differences, and helps you choose the right level for the home you are buying.
Quick answer: which survey do I need?
- Level 1 survey – Basic traffic-light condition report. Best for modern homes with no alterations.
- Level 2 survey – Popular “HomeBuyer” style survey. Suited to most standard houses and flats.
- Level 3 survey – Full building survey. Ideal for older, altered or complex properties.
- If in doubt, choose Level 2 or Level 3. Level 1 offers very limited insight.
Overview of RICS home survey levels
RICS provides three levels of home survey. Each level builds on the one below it, increasing in detail, scope and depth. Understanding these levels helps buyers make an informed choice and avoid unexpected repair costs after completion.
The three RICS survey levels are:
- Level 1 – Entry-level visual condition report using colour-coded ratings.
- Level 2 – More detailed inspection and report, including defects and repair advice.
- Level 3 – Deep inspection of structure, materials and risks, with full explanations and recommendations.
Most buyers skip Level 1 and instead choose a RICS Level 2 survey or a full RICS Level 3 building survey. Level 1 is rarely appropriate for older or altered homes in Lincolnshire and Nottinghamshire.
What a Level 1 survey covers (and its limitations)
A Level 1 survey provides a very basic overview of condition. RICS designed it for newer or standard properties where risk of defects is low. It is the simplest and least detailed of the three survey types.
What Level 1 includes
- A visual inspection of accessible areas.
- Traffic-light condition ratings (green, amber, red).
- Basic comments on the state of the property.
- Overview of services (electrics, heating, plumbing) based on what can be seen.
What Level 1 does not include
- No advice on repairs or future maintenance.
- No detailed explanations of defects.
- No investigation of suspected issues.
- No loft inspection if access is restricted.
- No comment on structural movement beyond superficial signs.
Who Level 1 suits
- New-build homes without defects.
- Modern flats with no signs of damp or movement.
- Properties where buyers simply want a basic health check.
For most buyers, Level 1 is too limited. A Level 2 or 3 inspection gives a much clearer understanding of condition, costs and risks.
What a Level 2 survey covers
A Level 2 survey, often known as a “HomeBuyer Survey”, is the most popular choice for buyers across Lincolnshire and Nottinghamshire. It provides a detailed overview suitable for most standard homes.
What Level 2 includes
- Inspection of external and internal elements.
- Roof structure checked from accessible lofts.
- Comments on damp, timber and insulation.
- Assessment of movement or cracking.
- Identification of defects and potential risks.
- Advice on repairs and maintenance.
- Services overview based on visible condition.
Who Level 2 suits
- Modern or mid-20th century houses.
- Standard construction homes.
- Properties with no major alterations.
- Homes appearing in generally good condition.
Buyers wanting a clear, practical and good-value inspection often choose a Level 2 report. If you are purchasing a home in the Lincoln area, see our Level 2 survey in Lincoln guidance.
What a Level 3 building survey covers
A Level 3 survey is the most detailed inspection available and is strongly recommended for older, altered or complex homes. This report goes deeper into structure, materials and potential defects, offering clear explanations and detailed guidance.
What Level 3 includes
- Full inspection of internal and external areas.
- Detailed review of roof structure and timber condition.
- Assessment of movement and possible causes.
- Commentary on damp, decay and potential structural issues.
- Review of historic alterations and their impact.
- Advice on remedial work and likely future costs.
- Clear explanations of risks and recommended actions.
Who Level 3 suits
- Victorian and older period properties.
- Homes with extensions or conversions.
- Rural cottages and stone properties.
- Homes showing cracking, uneven floors or damp.
- Timber-framed or non-standard construction buildings.
For many buyers, the Level 3 survey provides the peace of mind needed when purchasing larger or more complex homes across Lincolnshire and Nottinghamshire.
Choosing the right survey for your property
The correct survey depends on the property’s age, construction, visible condition and complexity. Buyers should consider the following factors when deciding.
1. Age of the property
- New-build to 1990s: often suitable for Level 1 or 2.
- 1930s–1980s homes: usually Level 2.
- Victorian and older homes: Level 3 recommended.
2. Alterations and extensions
Extensions, loft conversions and major renovations introduce complexity. A Level 3 survey assesses how well changes were carried out and how they affect the wider structure.
3. Visible condition
If you notice cracks, damp, uneven floors or roof sagging, choose Level 3. Level 2 covers minor defects but not detailed structural analysis.
4. Construction type
- Brick and tile homes – Level 2 usually suitable.
- Stone or timber frame – Level 3 recommended.
- Non-standard construction (e.g. concrete frames) – Level 3 essential.
5. Buyers wanting maximum reassurance
A Level 3 survey offers the most comprehensive insight, providing clarity on maintenance, repair needs and future risks.
Example scenarios: which survey suits each property?
The examples below show typical survey recommendations for different property types common across Lincolnshire and Nottinghamshire.
New-build flat
- Built within the last 5–10 years.
- Standard construction.
- No signs of movement or damp.
Recommended survey: Level 1 or basic Level 2. Most buyers choose Level 2 for added reassurance.
1930s semi-detached house
- Traditional brick construction.
- Original roof structure.
- Possibility of older wiring or damp.
Recommended survey: Level 2 survey. Suitable for condition overview and repair advice.
Victorian terrace
- Solid walls with higher damp risk.
- Timber floors and older roof structure.
- Possible historic movement or alterations.
Recommended survey: Level 3 building survey for detailed investigation.
Rural farmhouse or cottage
- Thick masonry walls.
- Historic beams and timber framing.
- Higher risk of damp, woodworm and structural movement.
Recommended survey: Level 3 survey essential for older rural homes.
Home with extensions or loft conversion
- Changes to layout and load paths.
- New junctions between old and new structures.
- Potential hidden issues behind finishes.
Recommended survey: Level 3 survey to assess alterations in detail.
Comparison table: Level 1 vs Level 2 vs Level 3
| Aspect | Level 1 | Level 2 | Level 3 |
|---|---|---|---|
| Inspection depth | Basic visual check | Moderate inspection | Full, detailed inspection |
| Suitable for older homes? | No | Sometimes | Yes |
| Comment on structural movement | Minimal | General | Detailed assessment |
| Roof space inspection | Basic (if accessible) | Standard review | Detailed analysis |
| Damp checks | Basic observation | Standard moisture checks | Detailed moisture and risk assessment |
| Advice on repairs | No | Yes – general guidance | Yes – detailed recommendations |
| Advice on future maintenance | No | Basic overview | Comprehensive guidance |
| Best for extensions / altered homes | No | Possibly | Yes |
| Report detail | Short summary | Mid-length | Long, in-depth report |
Why Level 2 and Level 3 surveys are the most common choice
Buyers across Lincoln and Nottinghamshire usually choose Level 2 or Level 3 because these reports provide the level of detail needed to make an informed decision. Level 1 gives minimal information and does not explain defects or risks.
Key reasons buyers prefer Level 2 or 3
- They want clarity on repairs before committing.
- They want reassurance on movement, damp or roof issues.
- They are buying older or altered properties.
- They want evidence for renegotiation if defects are found.
How to choose your survey level step-by-step
Step 1: Identify the property’s age and construction
Older or unusual homes usually require Level 3.
Step 2: Assess visible condition
- Cracks, damp or sagging = Level 3.
- Minor defects = Level 2.
- No defects = Level 1 or 2.
Step 3: Consider your risk tolerance
Buyers wanting full peace of mind often choose Level 3.
Step 4: Think about alterations
Any extensions, loft conversions or non-standard elements favour a Level 3 review.
Step 5: Speak to a Chartered Surveyor
Lyman Marshall Chartered Surveyors can help you decide the best level for your situation.
How RICS survey levels relate to lenders’ mortgage valuations
Many buyers mistakenly think the lender’s valuation is a survey. It is not. The valuation exists solely to confirm the property is suitable security. It does not check condition or advise on repairs.
Mortgage valuation
- Arranged by the lender.
- Very limited inspection.
- No repair advice.
- Not shared with the buyer in detail.
RICS survey
- Arranged by the buyer.
- Detailed assessment of condition.
- Advice on defects and risks.
- Protects the buyer’s interests.
Because of this, most buyers independently arrange a Level 2 or Level 3 inspection.
Frequently asked questions
Do I really need a survey when buying a house?
Yes. A survey helps identify defects, risks and repair needs before you commit. It protects your investment and can save significant costs later.
Is a Level 1 survey enough?
Only for very modern, defect-free homes. Most buyers prefer Level 2 or Level 3.
Do I need a survey if the lender has done a valuation?
Yes. The valuation is for the lender, not for you. It does not assess the property’s condition.
Do sellers see my survey report?
No. The report is private to you unless you choose to share it.
What happens if the survey finds problems?
You can renegotiate the price, request repairs or decide not to proceed.
Which survey is best for older homes?
A Level 3 building survey gives the depth needed to assess older or historic properties.
Which survey is best for a new-build?
Often Level 1 or Level 2, depending on your confidence and the property’s condition.
Is a Level 2 enough for a 1930s house?
Usually yes, unless there are extensions or visible defects, in which case Level 3 may be better.
Can I choose my own surveyor?
Yes. You should always choose an independent RICS surveyor to protect your interests.
How do I book a survey?
Contact Lyman Marshall Chartered Surveyors to discuss your property and choose the survey level that suits your needs.
If you are buying a home in Lincoln, Lincolnshire or Nottinghamshire and want clear, tailored guidance on which survey level to choose, contact Lyman Marshall Chartered Surveyors. We offer a full range of survey services and can help you make an informed, confident decision about your new home.
