The RICS Home Survey product suite replaced the former HomeBuyer Report and Building Survey formats. The two levels, Level 2 and Level 3, are designed for different property types and buyer needs. Choosing the right level is important: too basic a survey may miss significant defects, while an overly detailed survey for a straightforward property may not represent good value.
The RICS Home Survey Level 2 is a visual, non-invasive inspection that uses a traffic-light rating system (condition ratings 1 to 3) to flag defects by severity. It is suitable for conventional properties in reasonable condition, typically modern or relatively modern houses and flats, where no specific concerns have been identified. The report identifies defects and rates them but provides limited analysis of causes and remedies.
The Level 3 survey is a thorough, analytical inspection that goes beyond defect identification to provide detailed commentary on the construction, condition, defects, their causes, implications of not addressing them, and recommended repair options. It includes a more detailed inspection of the roof space, sub-floor areas and building services, and the surveyor may move furniture, lift inspection hatches and examine areas not covered in a Level 2. For London's predominantly Victorian and Edwardian housing stock, the Level 3 is usually the appropriate choice.
Consider a Level 3 if the property is pre-1940, is listed or in a conservation area, has been significantly altered or extended, is large or architecturally complex, or if you suspect specific issues. A Level 2 is usually adequate for modern purpose-built flats, newer houses in standard condition, and properties where you have no specific concerns. When in doubt, discuss with your surveyor; a good firm will recommend the appropriate level based on the property, not upsell for the sake of a higher fee. See our areas pages for local property guidance.
Level 2 is a visual inspection with traffic-light ratings. Level 3 is a comprehensive inspection with detailed analysis of defects, their causes, implications and repair options, including more thorough investigation of less accessible areas.
For properties built before 1940, listed buildings, significantly altered properties, larger or more complex buildings, and properties where you suspect specific problems. Most London houses warrant a Level 3.
For a modern, purpose-built flat in good condition, usually yes. For period conversions, larger flats, or flats where you have concerns about the building, a Level 3 provides more useful information.
Level 2 for a flat: £500 to £900. Level 3 for a house: £1,000 to £2,500 depending on size and complexity. Modest fees relative to property values and potential undiscovered defects.