“Get a survey” sounds like one thing. In practice there are several quite different types of house survey, and plenty of other reports that get called surveys but do a different job. Choosing the wrong one either wastes money or leaves you exposed. Here’s the landscape, in plain English.
The three RICS home survey levels
Most residential surveys in England and Wales now follow the RICS Home Survey Standard, which sets out three levels. The level describes the depth of inspection and advice, not a quality tier.
Home Survey Level 1 (condition report)
A concise report for modern, conventional properties in reasonable condition. The surveyor inspects the property and rates each element on a traffic-light scale, highlighting urgent issues and risks. It doesn’t give detailed defect diagnosis or repair advice. More on Level 1.
Home Survey Level 2 (the most common choice)
The standard choice for most houses and flats of conventional construction in reasonable order. It adds commentary on defects, advice on maintenance, and matters to raise with your conveyancer before exchange. It can be done as survey-only or with a valuation. Level 2 replaced what used to be called the HomeBuyer Report. More on Level 2, and on what happened to the HomeBuyer Report.
Home Survey Level 3 (building survey)
The most detailed home survey, for older, larger, unusual, altered or visibly defective buildings, or where you’re planning significant work. It gives a thorough analysis of the construction and condition, the likely causes of defects, repair options and consequences of not acting. This is what people still sometimes call a “full structural survey” or “full building survey”, older names for the same idea. More on Level 3.
Other professional bodies, such as the Residential Property Surveyors Association (RPSA), have their own equivalent survey products that follow similar principles.
Valuations (which aren’t condition surveys)
- Mortgage valuation — arranged by your lender to confirm the property is adequate security for the loan. It isn’t a survey and isn’t for your benefit. See mortgage valuation vs house survey.
- Standalone valuation — an independent opinion of market value, for example for probate, divorce or a private sale.
Specialist surveys and reports
When a general survey flags a specific concern, or you already know about one, a focused investigation gets to the cause:
- Damp and timber survey — investigates damp, mould, rot and woodworm. An independent one, with no treatment to sell, is worth a lot more than a free survey from a treatment company.
- Subsidence assessment — looks at cracking and movement, the likely cause, and whether it’s active.
- Building defects investigation — diagnoses a specific defect, from cracking to water penetration.
- Structural engineer’s report — a focused structural assessment by an engineer, often requested by lenders when a survey or valuation flags structural movement.
- Drainage CCTV survey — a camera inspection of the drains, useful where leaks or root ingress are suspected.
Other surveys you might come across
- Snagging survey — for new-build homes, recording defects for the developer to put right.
- Drone roof inspection — for roofs and high-level details that can’t be seen safely from the ground.
- Schedule of condition — a detailed record of a building’s condition at a point in time, used for party wall matters and leases.
- Asbestos survey — carried out by specialist asbestos surveyors where the presence of asbestos needs to be confirmed.
- Energy Performance Certificate (EPC) — rates energy efficiency. It’s a legal requirement for a sale, but it says nothing about condition.
Which type do you need?
For most purchases, you’ll need one of the three home survey levels, and possibly a specialist investigation if the survey raises a specific concern. The right level depends on the property’s age, construction, condition and any alterations. Our guide to choosing a survey level walks through it, and we set out what a surveyor actually looks for separately.
Not sure? Send us the address and a little about the property, and we’ll recommend the right survey honestly and quote a fixed fee before you commit.
Sources and further reading
- RICS Home Survey Standard — RICS — mandatory for members and regulated firms since 1 March 2021
- Scope of inspection: Home Survey Level Two — RICS
- Scope of inspection: Home Survey Level Three — RICS