buying
House survey levels compared: Level 1, Level 2 and Level 3 and which home needs which
Level 1, Level 2 and Level 3 house survey compared: what each RICS home survey covers, which suits an older home, and whether cash buyers need one.
- 4 min read
- Last reviewed 4 November 2026
- By Your Property Check team
Key answer
Part 1 of 8
The three levels side by side
General information, not advice. The table below follows the RICS consumer guide to home surveys, which we read on 4 November 2026. Ask the surveyor for the exact scope of the report before you book, because firms describe their reports in their own words.
| Factor | Level 1 | Level 2 | Level 3 |
|---|---|---|---|
| Former name | Condition Report | Home Buyer Report or Home Buyers' Survey | RICS Building Survey |
| What it does | Describes the condition, flags risks, potential legal issues and urgent defects | Everything in Level 1, plus a more extensive roof space and drainage chamber inspection, with advice on defects and likely repairs or maintenance | In-depth analysis of condition, with advice on defects, repairs and maintenance |
| Suits | Conventional houses, flats or bungalows built from common materials and in good condition | Conventional, simply laid out homes in reasonable condition | Large, older or run-down homes, unusual or altered buildings, and homes where major works are planned |
| Valuation | Not part of the report | Optional: a survey and valuation version adds a market valuation and an insurance reinstatement figure | Ask the surveyor what is included |
| Cost | Usually the lowest priced, from a few hundred pounds | Between Level 1 and Level 3 | The higher end, with some bespoke services over £1,000 |
The cost wording comes from RICS, which does not date it or give a price list. Fees depend on the property's complexity and the level you choose, so get quotes from several firms.
Part 2 of 8
Level 1 in plain terms
RICS says a Level 1 report describes the condition of the property, identifies risks and urgent defects, but generally does not advise on how to manage them. That makes it a fit for a modern, ordinary home that looks to be in good order, where you mainly want a safety net and are comfortable arranging any follow up yourself.
Part 3 of 8
Level 2: the common middle option
Level 2 is the level most buyers of ordinary homes are shown. RICS describes two versions. The survey only version includes everything in Level 1 plus a more extensive look at the roof space and drainage chambers, and it gives advice on defects and the likely repairs or maintenance. The survey and valuation version adds a market valuation and an insurance reinstatement figure, which helps avoid under or over insurance. If you are buying with a mortgage, ask whether the version you choose includes the valuation, because that is the part that differs.
Part 4 of 8
Level 3: for older or unusual homes
RICS calls Level 3 the most comprehensive survey. It suits large, older or run-down properties, unusual or altered buildings, and homes where you plan major works. If your question is which survey for an old house, the RICS guidance points to Level 3. It is also the sensible level to pick when a house has been extended, converted or built from non-standard materials, because a report that analyses condition in depth is more useful there than a lighter one.
Part 5 of 8
Do you need a survey with a cash purchase?
RICS says that in England and Wales a survey is not legally required before buying, though it is strongly recommended. Paying cash does not change that, and it removes one safety net: a mortgage lender's valuation. RICS points out that a lender's valuation is for the lender's benefit, not the buyer's, and is less detailed than a survey. So a cash buyer does not need to book a survey to complete, but also does not get even a limited check unless they commission one.
Part 6 of 8
When to book the survey
An offer is not legally binding until contracts are exchanged, according to GOV.UK. That is the point after which pulling out has serious consequences, so a survey belongs before exchange. A report can also give you evidence to ask for a price change or for repairs, or to decide to walk away. Our survey decoder helps you read the condition ratings once you have the report, and our checks before buying a house guide covers the other searches to run alongside it.
Part 7 of 8
Choosing a surveyor
RICS suggests using its Find a Surveyor service and looking for the AssocRICS, MRICS or FRICS designations. It also says to look for the words "Regulated by RICS" on a firm's stationery or promotional material, and notes that not every firm listed on Find a Surveyor is RICS regulated. Get quotes from several firms before choosing one, and ask each to confirm which level and which version they are quoting for.
Part 8 of 8
What a survey will not tell you
A survey reports what a surveyor can see and reasonably reach on the day. It does not promise to find hidden faults, and it does not replace legal checks on title, boundaries or leases. If a report recommends further investigation, such as a specialist look at damp, timber or structure, treat that as a prompt to get quotes before exchange. Where movement in the building is suspected, our subsidence guide explains what it can mean for a sale. Before you book, our free property checker covers sold prices, EPC, crime, flood, planning and council tax for any UK address.
This page is general information, not advice. For legal questions about your purchase, speak to a conveyancing solicitor.
Our take
Match the survey level to the home, not the price
RICS says no survey is legally required, but a lender's valuation is for the lender, not for you. We think Level 2 suits a conventional home in reasonable condition, and older, altered or run-down homes call for Level 3. Book it before exchange, when it can still change your mind.
A survey looks at the building. Before you offer, our OfferCheck gives a plain-English risk report on any UK address covering crime, flood, planning, tenure and more, with every figure sourced. It starts with a free snapshot, and the full OfferCheck Report starts at £4.99.
Our opinion, drawn from the facts on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.
Questions, answered
Frequently asked questions
What is the difference between a Level 2 and Level 3 survey?
Which survey for an old house?
How much does a survey cost?
Do you need a survey with a cash purchase?
What were Level 1, 2 and 3 surveys called before?
Where this comes from
Sources
Last reviewed 4 November 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.