The survey is the one professional inspection commissioned by you, for you — your evidence about what you are actually buying. RICS surveys come in three levels, and matching the level to the property's age, construction and condition is the whole decision. Book early: good surveyors carry a one-to-three-week lead time, and the report gates your renegotiation window.
The three RICS levels
A Level 1 Condition Report is a traffic-light overview suited to newer, conventional homes in apparent good order. The Level 2 HomeBuyer Report — the workhorse for most purchases — adds detail on defects, maintenance and (optionally) a valuation. A Level 3 Building Survey is a thorough structural investigation for older (pre-1940s), extended, altered, unusual or visibly tired buildings, with repair options and costs. Under-surveying a period property to save £400 is the falsest of economies.
Choosing and briefing the surveyor
Find an RICS-accredited surveyor with local experience — local knowledge of street-by-street construction quirks is real. Before the visit, send your worries from the viewings: the stepped crack by the bay, the stain on the bedroom ceiling, the ancient boiler. Surveyors investigate better with a brief, and most will happily talk through findings by phone afterwards — ask for that call.
Flats need the right scope
For leasehold flats, confirm the survey covers the parts that affect you: the building's exterior and common parts condition feed directly into future service charges and sinking-fund demands. A pristine flat in a poorly-maintained block is a deferred bill wearing nice wallpaper.
| Level | Best for | Typical cost | What you get |
|---|---|---|---|
| Level 1 — Condition Report | Newer conventional homes in good order | £400–£600 | Traffic-light condition ratings, major risks only |
| Level 2 — HomeBuyer Report | Most conventional homes | £500–£1,000 | Defects, maintenance advice, optional valuation |
| Level 3 — Building Survey | Older, altered, unusual or poor-condition homes | £800–£1,500+ | Structural analysis, repair options and cost guidance |
Your action list
Official sources
Practical tips
- If the lender's valuation was desktop, the survey is your only professional eyes on the building — weight the level up, not down.
- Surveying before searches complete is normal and wise: the report arrives in time to renegotiate before anyone is exchange-ready.
What can go wrong
- Skipping the survey on a 'newish-looking' house transfers every hidden defect to you, unpriced, on completion day.
- A survey arranged through parties with an interest in the sale completing is a conflict — instruct independently.
- PropertySquares provides education, not financial or legal advice. Verify current rules and obtain advice for your circumstances before acting.