Before exploring the different types of property surveys available, it's important to understand that if you're purchasing a home with a mortgage, your lender may conduct their own mortgage valuation survey—often at your expense. However, this is not a comprehensive building survey. A mortgage valuation simply confirms the property's market value for loan security purposes; it does not assess structural integrity, repair costs, or maintenance needs. Lenders are primarily concerned with ensuring the property's value covers their loan, not with identifying potential defects.
To fully understand a property's condition and avoid costly surprises, buyers should consider an RICS-regulated survey. The following types of property surveys—carried out by qualified surveyors—are designed to protect your investment and provide essential insights into the property's true condition.
The RICS introduced a new Home Survey Standard in 2021 to increase consistency across residential surveying in the UK. This introduced the three different levels of RICS Home Surveys below. The industry, including surveyors, solicitors/conveyancers, and estate agents, still use different names for the 3types though so below we’ve provided all the different names you might hear.
Level 1 Home Survey – often referred to as “Condition Survey” or “Level 1 Survey”
A RICS Level1 Home Survey, previously called a ‘Condition Report’, describes the condition of the property, identifies any risks and potential legal issues, and highlights any urgent defects. Typically, the lowest-priced survey, it is aimed at conventional properties and newer homes. It will note defects in the property but will generally not provide advice on how to manage those defects. Choose an RICS Level 1 Home Survey if you’re buying a conventional house, flat or bungalow built from common building materials and in good condition.
This report focuses purely on the condition ofthe property by setting out and including the following:
- Clear traffic light ratings of the conditionof different parts of the building, services, garage, and outbuildings, showingdefects that require varying degrees of attention.
- A summary of the risks to the condition ofthe property and other matters including warranties, planning permission,building control issues for your legal advisors.
- A photographic record of the property on theday of the survey.
Level 2 Home Survey – often referred to as ‘Home Buyer Report’ or ‘Home Buyers Survey’
RICS Level 2 Home Survey is most suitable for conventional properties that are in reasonable condition and are simple in form and layout (for example, a property that does not have multiple alterations or extensions). The report gives you more detailed information about the property, and ideas about future repairs or maintenance that may be required.
This report provides all the detail of the Level 1 Home Survey but also includes:
- Information on location, local environment, and energy efficiency.
- Details of recommendations to remedy identified defects.
- A summary of the condition of the main elements of the building.
Level 3 Home Survey – often referred to as “Structural Survey” or “Full Building Survey” or “Level 3 Building Survey”
This is the most comprehensive survey report. It provides you with an extensive, in-depth analysis of the property’s condition and includes advice on defects, repairs, and maintenance options. The intention of this survey from a surveyor’s point of view is to fully comprehend the construction of the property and go beyond identifying visual defects and look to make assumptions on potential underlying defects or inherent defects often associated with properties of a particular style.
Choose an RICS Level 3 Home Survey if you’re dealing with a large, older or run-down property, a building that is unusual or altered, or if you’re planning major works.
This survey type gives detailed information about the structure and fabric of the property. It also includes:
- A thorough inspection and detailed report on wider range of issues.
- A description of visible defects and potential problems caused by hidden defects.
- An outline of repair options and the likely consequences of not carrying out remedial works.
- An indicative assessment of the cost of putting right any recommended issues.
- The ability to ask your surveyor to investigate certain aspects of the property. This is useful if you have concerns, as the survey can be adapted to your needs.
- Advice to your legal advisors and details of serious risks.
The RICS has provided the below table to help differentiate between the different surveys to help buyers make an informed decision on which survey to choose:
If you have any specific requirements regarding your survey, speak directly to your RICS surveyor before they inspect the property.
A few other factors to consider when purchasing a property include an insurance reinstatement valuation. This can be an additional service added onto any of the above three types of survey and will be completed on the same day and inspection. An insurance reinstatement valuation ensures that you have the correct level of building insurance to rebuild the property should a total loss event occur i.e. flood, fire etc. This report gives you an accurate value for the re-build cost of the property, you would then provide this report to your building insurer to ensure your policy is based on the correct cover amount.
Finally, other services which home buyers may require include Planning Permission and Building Control drawings and/or party wall services if the property is being extended or extensively refurbished. The requirement for Planning Permission or serving notice under the Party Wall etc. Act 1996 is often unfamiliar. Survey Network Ltd can also provide these services and can provide comment on their requirement within our pre-acquisition surveys if raised upon initial enquiries.
If you have any further questions about which survey you require or would like to book in with us, please get in touch, we would love the opportunity to help you on your moving journey.
