RICS Level 1, 2 & 3 Homebuyers Surveys Explained

Transcript

Hi, I’m Ruban Selvanayagam from Property Solvers.

When you’re spending significant money on a property, it’s natural to want clarity and reassurance before you commit.  And for most people, that reassurance comes from booking in a survey.

Most buyers assume the report will “tell them everything” about a property. But depending on which Royal Institution of Chartered Surveyors (RICS) level you choose, you might only be seeing a small part of the picture.

The reality is that the three RICS survey levels –Level 1, Level 2 and Level 3 – aren’t just “basic, medium and advanced” versions of the same thing.

They serve completely different purposes and give you very different levels of detail. And choosing the wrong one can have real consequences.

So in this video, I want to break down the hidden differences most buyers never hear about…

Let’s get into it…

So, a quick disclaimer:

I’m not a professional surveyor, so always check with a qualified RICS professional for specific advice.

But after more than twenty years working in property – viewing, analysing, buying and selling many thousands of homes – I’ve seen how these surveys work in real life, and more importantly, what happens when people choose the wrong type.

Before we get into the survey levels, there’s something important to clear up.

If you’re using a mortgage, your lender will carry out a separate valuation – typically done by a RICS-qualified surveyor – but it isn’t a RICS Level 1, 2 or 3 survey like the ones I’ll be talking about today.  It’s simply there to confirm the property is suitable security for the loan.

They may highlight obvious problems if those issues affect lending risk – things like roof coverings in poor condition, significant damp, cracking to external walls, suspected structural movement, flat roofs that are failing, unstable chimney stacks, evidence of wood rot, or outdated electrical and heating systems.

But remember it’s not a detailed condition assessment. It doesn’t explain causes, costs or the extent of the problem for instance, which is why many choose to get an additional independent survey…

So let’s start with the RICS Level 1 Survey.  This used to be called the Condition Report.
It’s the most basic survey you can get. Think of it as a surface-level health check.

A Level 1 survey is aimed at newer properties – typically modern, standard construction homes where everything appears to be in good working order and you just want confirmation that nothing obvious is wrong.

It includes a visual inspection of the main parts of the property. The surveyor will externally assess the condition of the roof – then look at the walls, floors, doors and windows, as well as the visible elements of the plumbing, electrical and heating systems.

They’ll also look at access and communal areas such as hallways and staircases, any permanent outbuildings like garages, and boundary features including fences, gates and any obvious issues with the grounds.

You’ll get the familiar traffic-light system – green, amber and red ratings – showing areas that are fine, areas that need monitoring and areas that require attention.

It’s straightforward. Easy to understand. And quick.

But the limitations matter.

A Level 1 doesn’t lift carpets or move furniture.
It doesn’t open up floors or walls.
It doesn’t check behind anything.
And it doesn’t meaningfully explore things like damp, structural movement or timber decay.

To reiterate, it’s a visual observation only. Services like electrics, gas and heating are not tested – they’re simply noted as present.

And because it’s such a light-touch survey, it doesn’t include repair strategies, cost implications or detailed explanations of what might be causing an issue.

It’s basically a snapshot. Useful in some scenarios – but too basic if you’re after detail,

Most Level 1 surveys cost somewhere between three and nine hundred pounds, depending on size and location. For newer homes, it might make sense.  For anything older or more complex, you’ll probably need something more in-depth.

Let’s move on to RICS Level 2 – the Homebuyers Survey.

This is the one most people choose. And it makes sense why.

It’s far more detailed than Level 1, but without being overly intrusive or too expensive.

A Level 2 survey gives you a good understanding of the property’s condition.

It covers the roof structure and coverings, the loft space, the walls and partitions both inside and out, the floors and ceilings, and all external joinery including doors, windows and woodwork. It also looks at built-in fittings, bathroom fittings, fireplaces, chimney breasts, flues and chimney stacks.

The surveyor will check garages and outbuildings, conservatories and porches, rainwater goods such as gutters and downpipes, and any visible drainage components. They’ll also provide a visual review of the electricity, gas supply, common services, water and water-heating systems, and the heating installation.

You also get damp checks, energy efficiency observations and a full traffic-light rating system that runs through the whole report.

Most Level 2 surveys include photographs as well – which really helps when you’re reviewing the findings afterwards.

But again, it’s important to understand the scope.

A Level 2 is still visual only. No opening up the structure. No confirming compliance with building regulations. No structural calculations.  And in most cases, no repair cost estimates.

The purpose of a Level 2 is to highlight issues and explain their significance – not to map out a refurbishment plan.

But nonetheless, for most conventional homes – especially those built in the 1950s through to the modern day – a Level 2 strikes the right balance.

Most Level 2 surveys come in somewhere between four hundred and seven hundred pounds.

It’s a solid, reliable option.

And then we have RICS Level 3 – the Building Survey.

This is the most comprehensive survey RICS offers. It’s what people used to call a full structural survey.

If Level 1 is a snapshot… And Level 2 is a sensible mid-range overview. Level 3 is an in-depth diagnostic review.

It’s intended for older homes – Victorian, Edwardian, Georgian, pre-1900s…
Homes with obvious defects…
Homes with multiple modifications or extensions…
Listed buildings…
Or properties where major structural work is planned

A Level 3 goes much deeper into the building’s fabric.

It looks at the structure, the materials, the causes of defects, and the urgency and likely cost of repairs.

Compared with Level 2, the surveyor spends far more time analysing what they’ve seen and explaining the possible scenarios behind each issue.

You’ll often get estimated cost ranges for repairs as well, which can be extremely helpful for budgeting or renegotiating.

A Level 3 also examines the property in far more detail, including the roof structure and coverings, subfloor areas, lofts, external walls and cladding, and the overall movement in the building.

It provides a closer look at damp, timber decay, woodworm, dry rot and other structural concerns, along with potential hazardous materials such as asbestos.

It also assesses the stability of supporting walls, the condition of masonry or other building materials, and whether any part of the property appears to be non-standard construction – which can directly impact mortgageability.

You’ll get a more thorough overview of the services too: gas, electricity, plumbing, water supply, heating, drainage and sanitary fittings.

The surveyor will look at drainage chambers where accessible, insulation, condensation issues, ventilation and permeability concerns. They’ll also comment on energy efficiency and any wider environmental risks such as flooding or land contamination.

Grounds and external areas are reviewed in much more detail – including soil and foundation conditions, retaining walls, boundary structures, and large trees or rooted vegetation that could affect the building.

Under-floor areas (where they can be accessed) are checked, and any signs of subsidence, structural movement or required supporting-wall renovations are highlighted, along with recommendations for further specialist investigations where necessary.

Surveyors will also note any extensions or alterations that appear to have been carried out without the relevant planning permission or building regulations approval, as these can create legal and structural complications.

It’s still a visual inspection – no drilling, cutting or opening up the building – but the analysis and reporting are significantly more detailed than Level 1 or Level 2.

Most Level 3 surveys sit somewhere between seven hundred and twelve hundred pounds, though larger or more complex properties can go higher.

Now let’s take a look at the differences that most buyers never actually get told about.

One of the big differences people assume is time – that a Level 3 survey means the surveyor will be at the property for hours longer.

In reality, while a Level 3 often does take longer on site, the gap isn’t always as dramatic as people think.

The real leap is in the work that happens afterwards: the depth of analysis, the explanation behind defects, and the level of detail that goes into the final report.

Another key difference is structural insight. Level 1 and Level 2 surveys will highlight concerns, but they won’t confirm whether a property is structurally sound.

Only a Level 3 gives meaningful commentary on movement, stability and the potential causes behind defects.

There’s also confusion around repair costs.

Many buyers assume the Homebuyers Survey includes them – but it generally doesn’t. Cost guidance tends to appear only in a Level 3, and even then it’s usually expressed as a range rather than exact figures.

Property type plays a big role too. A Level 1 might seem appealing for a flat in an older block, but it’s rarely appropriate.

Even if your individual flat looks fine, most of the real risks sit in the main building – the roof, the communal walls, the drainage – and Level 1 barely touches those areas.

And finally, a Level 3 isn’t just “more information.” It can reveal issues early that would otherwise be very expensive to put right – especially in older properties.

But even with a Level 3, the surveyor may still recommend follow-up assessments from specialists such as structural engineers, damp or timber experts, roofing contractors, asbestos inspectors or drainage specialists.

That’s completely normal – it simply means something needs a closer look.

Surveyors also work under professional indemnity insurance, so they have to be clear about what’s within their scope and when something genuinely needs a specialist’s input. That protects you, and it also protects them if issues arise later.

So, which survey should you choose?

A Level 1 is only really suitable for very modern, straightforward properties that appear to be in excellent condition. Think of it as a light reassurance rather than a diagnostic review.

For most typical homes – especially anything built from the mid-20th century onwards – a Level 2 is usually the most sensible and balanced option.

A Level 3 is the safest choice for older houses, tired-looking properties, buildings with visible or suspected structural issues, homes that have been heavily altered, or if you’re planning major renovation work.

And for Victorian or Edwardian properties, I’d almost always suggest a Level 3 simply because the potential risks are too significant to ignore.

There are also a few misconceptions that catch people out.

One is thinking that if a property “looks fine,” a Level 1 will do – but many of the most expensive problems in UK homes are invisible. Another is assuming a Level 2 is a structural survey – it isn’t.

A further misconception is that surveys provide precise repair costs; only a Level 3 offers cost guidance, and even then it’s approximate. And lastly, some buyers worry that arranging a survey might put a seller off – when in reality, refusal of access is the real red flag.

My general rule of thumb after two decades in the property world is simple:
If you’re unsure which level to pick, go one level higher.

The difference in price is small compared to the potential downside.
A seven-hundred-pound survey can save you ten thousand on a roof.
A thousand-pound survey can stop you buying into eventual subsidence.
And even if everything comes back clear, you’ve bought peace of mind.

If you found this breakdown helpful, feel free to like the video and subscribe for more grounded, practical property and housing market content. And if you ever want to explore selling via our direct fast cash buying or auction services, the links are below.

Thanks for watching – and I’ll see you in the next one.