RICS Home Surveys are arranged in three service levels. The levels are not simply good, better and best: each represents a different depth of inspection and reporting intended for different properties and client requirements. Choosing proportionately helps ensure the report answers the questions the building presents.
A surveyor should consider the home’s age, construction, condition, complexity and alterations, together with your intended use and concerns. All levels are professional visual inspections, not invasive investigations, and areas that are concealed, unsafe or inaccessible cannot be fully assessed.
Level 1: concise condition reporting
Level 1 is the most concise RICS Home Survey. It describes the construction and condition, highlights serious or urgent visible defects, identifies risks and notes matters that may need further investigation. It is generally aimed at conventional properties built from common materials and appearing to be in good condition.
It does not provide the same degree of repair and maintenance advice as Levels 2 or 3. A buyer wanting explanations of remedial options or dealing with an older or complicated building should discuss whether a higher service level would better meet the intended purpose.
Level 2: broader advice for conventional homes
Level 2 is commonly suited to conventional houses, flats and bungalows in reasonable condition. It builds on Level 1 with advice about defects, repairs and continuing maintenance, and helps the client decide whether further advice is needed before committing to the purchase.
It can be provided as survey-only or with a market valuation and insurance reinstatement figure. The standard visual inspection does not involve opening up the building. Its suitability reduces where a property is highly altered, unusual, substantially neglected or technically complex.
Level 3: detailed analysis
Level 3 is the most comprehensive RICS Home Survey. It analyses construction and materials in greater depth, describes visible defects and potential concerns associated with hidden defects, and discusses repair options, priorities and the possible consequences of doing nothing.
It is often appropriate for large, old, run-down, unusual or extensively altered properties, and where major works are contemplated. Its greater detail does not make it invasive: finishes and concealed construction are not routinely removed, and specialist investigations may still be recommended.
- Level 1: concise condition and risk overview.
- Level 2: condition plus repair and maintenance advice.
- Level 3: comprehensive construction, defect and remedial analysis.
Making the decision
Provide the address, property particulars and any concerns when requesting advice. Mention extensions, conversions, visible deterioration and planned alterations. Photographs and estate-agent particulars help initially, but they cannot replace the surveyor’s professional judgement following inspection.
Ask the surveyor to explain why the recommended level is suitable and read the terms of engagement. A lower level chosen for an unsuitable building may not provide the analysis you expect, while a proportionate service focuses professional effort where it is most useful.
Advice for your property
Get the right professional inspection
Online guidance is useful, but it cannot account for the construction, condition and history of an individual property. Tell us what you are buying or need valued and we will explain the appropriate service.
Authoritative sources and further reading
The guide is general information, not property-specific, structural, legal, tax or financial advice. Source pages can change; consult the relevant professional for your circumstances.