When buying a property, choosing the right type of house survey can save you thousands in unexpected repair bills. Most buyers don't know which survey they actually need, and with three RICS levels as well as snagging surveys for new-builds, it can feel confusing.
This guide explains the different house survey types, how much they cost, what each one includes, and which survey you need when buying a house, so you can move forward with confidence.
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What Is a Home Survey?
A home survey is a professional inspection by a qualified RICS surveyor. The report highlights issues such as structural problems, damp, or defects that may be costly to repair. It gives buyers a clear picture of the property’s condition, helps with budgeting for repairs, and can support negotiations with the seller. The right survey level ensures you get the detail and reassurance needed for your specific property. If you live in a flat, read our guide on Do I Need a Survey When Buying a Flat.
Do You Need a Survey When Buying a House?
You're not legally required to have a survey when buying a house in England and Wales, but most experts strongly recommend it.
A survey helps you:
- Spot issues early (damp, rot, subsidence, structural movement)
- Renegotiate the price if repairs are costly
- Ask the seller to fix problems before you exchange
- Walk away altogether if the defects are too serious
Skipping a survey means absorbing all future costs yourself, even if the problems were invisible at viewing stage.
Types of House Survey
There are four main house survey types buyers choose from:
- RICS Level 1 Home Survey (Condition Report) – Basic overview with traffic-light ratings. No repair advice or valuation.
- RICS Level 2 Home Survey (HomeBuyer Report) – The most popular survey. More detailed visual inspection, repair advice, optional valuation.
- RICS Level 3 Home Survey (Building Survey) – Most comprehensive. In-depth analysis of structure, defects, risks and repair options.
- Snagging Survey (for new-build homes) – Checks workmanship, defects and unfinished jobs so you can ask the developer to fix them.
RPSA surveys (Home Condition Survey + Building Survey) are also offered by some surveyors and sit broadly in line with RICS Level 2 and Level 3.
Which Survey Level Is Right for You?
- Modern, standard home in reasonable condition - Level 2
- Older (50+ years), unusual or heavily altered property - Level 3
- Very new home in good condition - Level 1
- New-build home - Snagging Survey
If you’re unsure deciding between a level 2 vs a level 3 survey, a RICS or RPSA surveyor can recommend the most suitable level once they know the property’s age, condition and structure.
What Survey Do I Need When Buying a House?
Your ideal survey level depends on:
- property age
- construction type
- visible condition
- previous alterations
- whether you're planning renovations
House Survey Level Comparison
| Situation | Level 1 | Level 2 | Level 3 |
|---|---|---|---|
| Modern, standard home in good condition | ✔ | ✔ | ✔ |
| I want simple traffic-light ratings | ✔ | ✔ | ✔ |
| I need reassurance about urgent problems | ✔ | ✔ | ✔ |
| Typical older home (not heavily altered) | ✗ | ✔ | ✔ |
| I want repair & maintenance advice | ✗ | ✔ | ✔ |
| I want a valuation included | ✗ | ✔ (optional) | ✔ (optional) |
| Old, unusual or non-standard property | ✗ | ✗ | ✔ |
| Property has been heavily altered | ✗ | ✗ | ✔ |
| I'm planning major renovations | ✗ | ✗ | ✔ |
| I'm planning major renovations | ✗ | ✗ | ✔ |
| I want in-depth structural insight | ✗ | ✗ | ✔ |
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RICS Level 1 Home Survey
The RICS Level 1 Home Survey (previously called a Condition Report) is the most basic and affordable option. It provides a clear overview of the property’s condition without going into detail.
What’s included in a RICS Level 1 Home Survey?
- Traffic-light ratings showing the condition of different parts of the building
- Highlights of significant problems and visible defects
- Summary of risks to the building, people and local environment
- Notes on legal considerations for your conveyancer
What’s not included?
- Detailed investigation beyond visible defects
- Repair advice or recommendations
- EPC
- Valuation or cost estimates
Best for: very new properties or standard homes in excellent condition.
RICS Level 2 Home Survey
The RICS Level 2 Home Survey (HomeBuyer Report) is the most common choice thanks to its detailed inspection at an accessible price point. It can support negotiations to reduce the purchase price.
What’s included in a RICS Level 2 Home Survey?
- Everything in a Level 1 survey
- Visual inspection of accessible internal & external areas
- Checks for damp, rot, movement, insulation and drainage
- Assessment of boundary walls and fences
- Advice on repairs, maintenance and priorities
- Cost guidance for urgent defects
- Optional valuation & rebuild cost for an additional fee
What’s not included?
- Checks on inaccessible areas
- Specialist testing (gas, electrics, heating)
- Examining leisure facilities (e.g., pools)
Best for: most standard, modern homes in reasonable condition.
RICS Level 3 Home Survey
The RICS Level 3 Home Survey (Building Survey) offers the most detailed assessment of a property’s structure and condition. This is different than a structural survey which is a specalised survey that offers in-depth investigation by a structural engineer focusing solely on the building’s integrity, foundations, and specific structural issues. Read more on our guide on building survey vs structural survey.
What’s included in a RICS Level 3 Home Survey?
- Everything in a Level 2 survey
- Full visual inspection including structure
- In-depth defect analysis, causes and risks
- Detailed repair options & timelines
- Commentary on materials and construction
- May include a repair schedule or rebuild cost
- Optional valuation
What’s not included?
- Intrusive tests
- Asbestos & environmental testing
- Planning permissions
Best for: older homes (50+ years), unusual builds, listed buildings, heavily altered or run-down properties, or planned renovations. For a more in-depth inspection for listed buildings there is a listed building survey which is a specialized inspection for architecturally significant properties, focusing on traditional construction materials and techniques.
Snagging Survey
Snagging surveys (snagging lists) are designed for newly built homes and assess build quality and finish.
What’s included?
- Ensures the work meets building regulations & warranty standards
- Highlights defects and incomplete work
- Notes red flags or workmanship issues
- Provides a snagging list for your developer
What’s not included?
- Structural inspection
- Specialist utilities testing
- Valuation
Best for: new-build houses and flats.
How Much Does a House Survey Cost in the UK?
| Survey Type | Average Cost |
|---|---|
| RICS Level 1 Home Survey | £380 |
| RICS Level 2 Home Survey | £445 |
| RICS Level 3 Home Survey | £629 |
| Snagging Survey | £377 |
Costs depend on property size, age, complexity and location.
Prices are based on our cost data, received directly from user feedback.
Is a Mortgage Valuation the Same as a Survey?
No. A mortgage valuation is not a survey.
- It’s for the lender, not the buyer.
- It checks if the property is worth the loan amount.
- It won’t highlight defects, risks or repair costs.
You should always get your own independent survey.
What About Surveys in Scotland?
In Scotland, the seller must provide a Home Report before marketing the property. It includes:
- A Single Survey (condition + valuation)
- An Energy Report
- A Property Questionnaire
If you’re buying an older or unusual home, you may still want your own Level 3 survey.
How Do I Arrange a Survey?
- Choose your survey type
- Get matched with up to 5 local RICS-regulated surveyors
- Confirm access with agent/seller
- Book and pay your surveyor directly
- Receive your report in 3–7 days
- Use findings to negotiate or request repairs
FAQs
What are the different types of house survey?
Level 1, Level 2, Level 3 and Snagging Surveys. RPSA also offer Home Condition Surveys (Level 2 equivalent) and Building Surveys (Level 3 equivalent).
What does a house survey include?
A visual inspection of the property, checks for issues like damp or movement, assessment of roofs, walls, floors and boundaries, and a written report summarising condition, risks and recommended actions (varies by survey level).
Should I get a survey when buying a house?
Yes. Even though it’s not required, it can save you thousands in future repairs and gives you leverage to renegotiate.
Can you buy a house without a survey?
Yes, but you’ll assume the risk of hidden defects and repair costs.
Do solicitors do house surveys?
No. Solicitors handle the legal process. Surveys are carried out by RICS or RPSA surveyors.
Do you need a survey for a mortgage?
No. You need a mortgage valuation, which is not a survey. You should still arrange your own survey.
What is a HomeBuyer Survey?
It’s the old name for the RICS Level 2 Home Survey, suitable for most standard homes.
Which house survey is best?
Level 2 for most modern homes. Level 3 for older, unusual or heavily altered properties.
Do you need a survey on a new-build property?
Yes, a snagging survey is recommended to list defects for the developer to fix.
What do RICS condition ratings mean?
1 = no repair needed
2 = repairs needed but not urgent
3 = serious/urgent defects
