RICS home surveys in London
Three levels of RICS Home Survey, each inspected and written by Joe Weaver MSc AssocRICS MRPSA, RICS Registered Valuer. Choose by the property and how much explanation you want; every quote says which level Joe recommends and why.
Full fee, including all taxes and fees, for properties valued up to £500,000. Confirmed in writing before you instruct.
The three surveys
All three follow the RICS Home Survey Standard and use the same condition ratings. The difference is how much the report explains.
Level 2 Home Survey
Conventional houses and flats in reasonable condition
from £649
Report typically 5 working days after the inspection
Level 2 Plus Home Survey
Converted, period or higher-value flats, and well-kept homes where you want more explanation
from £849
Report typically 5 working days after the inspection
Level 3 Building Survey
Older, larger, altered or unusual properties, or where you plan significant work
from £895
Report typically 7 working days after the inspection
Valuations from £325. See valuations
Which survey suits which property
A starting point. Tell us about the property and Joe will confirm the right level with your quote.
Modern flat in reasonable condition
Usually suits: Level 2
Add a valuation if you want a market value as well.
Purpose-built flat or mansion block flat
Usually suits: Level 2 or Level 2 Plus
Level 2 Plus if you want more explanation of the building and the shared parts.
Converted flat in a period house
Usually suits: Level 2 Plus or Level 3
Conversions often hide alterations; Level 3 if works are planned or condition is poor.
Victorian or Edwardian house
Usually suits: Level 2 Plus or Level 3
Level 3 for larger, altered or poorly maintained houses.
Extended or substantially altered house
Usually suits: Level 3
The report covers the alterations and what to ask your solicitor for.
Older, unusual or poorly maintained property
Usually suits: Level 3
Specialist reports (structural, drainage, timber) are recommended where the evidence needs them.
More detail: advice by property type.
How the levels compare
All three follow the RICS Home Survey Standard and use the same condition ratings; the difference is how much the report explains.
| Feature | Level 2from £649 | Level 2 Plusfrom £849 | Level 3from £895 |
|---|---|---|---|
| Best for | Conventional houses and flats in reasonable condition | Converted, period or higher-value flats, and well-kept homes where you want more explanation | Older, larger, altered or unusual properties, or where you plan significant work |
| Inspection | Visual inspection of the accessible parts of the property | As Level 2, with closer reporting on construction, insulation, ventilation and damp management | More extensive inspection; hatches opened and loose floorboards lifted where permitted and safe |
| Report style | Concise: a condition rating and a clear paragraph for each element | Level 2 content plus construction and context paragraphs | Detailed: construction, condition, likely cause, repair options and implications |
| RICS condition ratings (1, 2, 3, NI) | Yes | Yes | Yes |
| Construction and context paragraphs | No | Yes | Yes |
| Defect cause and repair scope | Summary advice on repairs and maintenance | Summary advice on repairs and maintenance | Likely cause, repair options and priorities |
| Further investigation advice | Yes, where needed | Yes, where needed | Yes, with what the investigation should cover |
| Market valuation | Add for £150 (from £799) | Add for £150 (from £999) | Add for £150 (from £1,045) |
| Reinstatement cost estimate (insurance) | Available, from £399 | Available, from £399 | Available, from £399 |
| Call with Joe to go through the report | 15 minutes | 30 minutes | 30 minutes |
| Pre-inspection call, labelled photo pack, measured floorplan (GIA) | Not included | Included | Included |
| Negotiation summary and tailored conveyancer questions | Not included | Included | Included |
| Repair priority plan with indicative cost bands | Not included | Included (a guide only, not a quote) | Repair priorities included; get contractor quotes for costs |
| Email follow-up questions | One follow-up enquiry | 3 months | 3 months |
| Typical turnaround | 5 working days after inspection | 5 working days after inspection | 7 working days after inspection |
| Included in every survey | |||
| Written quote | The full fee in writing before you instruct | The full fee in writing before you instruct | The full fee in writing before you instruct |
| Payment | Payment is required before the inspection | Payment is required before the inspection | Payment is required before the inspection |
| Sample report | Same ratings and layout, shorter entries | Same ratings and layout, shorter entries | Read the Level 3 sample |
Survey with a valuation
Any survey can include a RICS Red Book market valuation from the same visit, for £150 more. Useful if you want an independent figure to negotiate with; it does not replace your lender’s own mortgage valuation.
- Level 2 Survey and Valuationfrom £799
- Level 2 Plus Survey and Valuationfrom £999
- Level 3 Building Survey and Valuationfrom £1,045
- Valuation on its own, probate or matrimonial? See valuations.
Every service and fee
Fees are the full fee, including all taxes and fees, for properties valued up to £500,000 unless stated, and are confirmed in writing before you instruct.
Surveys
- RICS Level 2 Home Surveyfrom £649
Conventional houses and flats in reasonable condition
- Level 2 Plus Home Surveyfrom £849
Level 2 with construction detail, repair cost bands and a measured floorplan with the gross internal area (GIA)
- RICS Level 3 Building Surveyfrom £895
Older, larger, altered or unusual properties
- Survey and valuationfrom £799
Any survey with a Red Book market valuation from the same visit (Level 2 Plus from £999, Level 3 from £1,045)
- New-build snagging inspection£325 flat, £425 house
A written snag list for your developer
Valuations
- Private market valuation (Red Book)from £495
Buying, selling, refinancing and family decisions
- Market rental valuationfrom £475
Market rent, or rent and value together from £575
- Desktop valuationfrom £425
Where no inspection is needed and the evidence allows
- Help to Buy redemption valuationfrom £325
Repaying a Help to Buy equity loan
Buying more shares or selling your share
Date-of-death values for executors
Market value at a past or present date
Separation and divorce, joint or single instruction
- Reinstatement cost assessmentfrom £399
Rebuild cost for buildings insurance, on its own or as an add-on
Acting for leaseholders and owners, not the landlord
Panel, acquisition and Right to Buy (subcontract) valuations
What a JBS report looks like
Passages from a RICS Home Survey Level 3 Joe issued in June 2025, with the address removed. Every entry explains what we found, why it matters and what to do about it.
D1 Chimney stacks
2The use of cement-based mortar is evident in areas of past repointing. This is a common cause of accelerated spalling in older red brickwork, as the hard, impermeable cement traps moisture within the more porous bricks rather than allowing evaporation through the mortar joints. In contrast, traditional lime mortar is softer, more breathable and better suited for use in heritage properties, allowing moisture to escape and reducing brick deterioration over time.
Explains the cause: cement repointing trapping moisture in soft red brick.
Read the full entry: Chimney stacksD5 Windows
3Due to the extent of visible deterioration and the likely presence of concealed decay, we recommend obtaining quotations from a reputable glazier or specialist joinery contractor for the full replacement of the windows. The specification should account for Building Regulations compliance, energy efficiency and the conservation area restrictions.
Says plainly when repair stops being worth it and replacement is the better course.
Read the full entry: WindowsE1 Roof structure
2The loft insulation appears outdated and below current recommended standards; improving it to a depth of at least 270mm of mineral wool would enhance thermal efficiency and reduce energy loss. Some floor sections in the eaves lacked insulation entirely. Electrical cabling has been laid within or beneath the insulation.
Flags fire safety, party wall law and cabling buried in insulation.
Read the full entry: Roof structure
Questions
More in the FAQ.
What's the difference between Level 2 and Level 3?
Do I really need a survey?
What if the survey finds problems?
Can I get a survey for a flat?
What does the report look like?
How long until I get the report?
Can I use the survey for a mortgage?
What about specialist testing (damp, electrics)?
Get a written quote
Tell us about the property; Joe confirms the right survey and the full fee in writing.