The short answer
The RICS Home Survey Standard sets out three levels of residential survey. Level 1 is a short condition report with condition ratings and little advice. Level 2 adds advice on repairs and maintenance and can include a valuation. Level 3 is the most thorough: a detailed inspection and report that covers the likely causes of defects, how repairs might be done and, where agreed, costs and timescales.
Where the three levels come from
The RICS Home Survey Standard is the professional statement RICS members and regulated firms follow when they carry out residential surveys in the UK. It replaced the older mix of branded products (the Condition Report, the HomeBuyer Report and the Building Survey) with three levels of service. The 1st edition was published in 2019 and came into effect in 2021. A 2nd edition is being prepared, but the 1st edition is still the one to follow for now. Our guide to the 2nd edition covers where that stands.
The levels are not about the size or value of the property. They describe how deep the inspection goes and how much advice the report gives. A surveyor can offer any level on any home, but part of the job is recommending the one that fits the property and the client.
Level 1: a condition report
A Level 1 survey is the lightest service. The surveyor inspects the property and gives each main element a condition rating, so the client gets a clear picture of what's in good order and what needs attention. The report is short and gives little or no advice on repairs, maintenance or what to do next.
Level 1 can suit a conventional, fairly modern home in good condition, where the client wants a quick, objective view rather than detailed advice. Because the advice is so limited, many surveyors find clients are better served by a Level 2 unless the home is clearly straightforward.
Level 2: a survey with advice
Level 2 is the most common choice for typical homes. The surveyor inspects the inside and outside of the main building and permanent outbuildings, recording the construction and significant visible defects. The inspection is visual: the surveyor doesn't lift fitted floor coverings, move heavy furniture or open up the fabric of the building, and services are looked at but not tested.
The report then goes further than Level 1. It typically:
- rates each element with a condition rating
- gives advice on repairs and ongoing maintenance
- flags matters for the client's legal advisers, such as guarantees or planning
- sets out risks to the building, the grounds and people
- recommends further investigation where the surveyor can't reach a conclusion
A Level 2 report can be provided with or without a market valuation and an insurance reinstatement figure. The standard Level 2 report is laid out in lettered sections, from "About the inspection" and the "Overall opinion" through outside, inside, services and grounds, to issues for legal advisers, risks and what to do now.
Level 3: the most detailed survey
Level 3 is the most thorough service. The inspection is more extensive, and the report is more detailed. As well as describing condition, a Level 3 report aims to:
- give detailed advice on the condition of each element
- describe the risk of potential or hidden defects
- propose the most likely cause of the defects found
- outline repair options and, where it's practical and agreed, give cost estimates and timescales
The surveyor still doesn't force or open up the fabric of the building without the owner's or occupier's consent, or where it would risk injury or damage. The exact scope of the inspection should be set out in the terms of engagement.
Level 3 suits older, larger or unusual properties, homes that have been heavily altered, properties in poor condition, and clients who are planning significant works.
The levels side by side
| Level 1 | Level 2 | Level 3 | |
|---|---|---|---|
| Inspection | Visual, limited | Visual, inside and out | Thorough, more extensive where safe and agreed |
| Condition ratings | Yes | Yes | Yes |
| Advice on repairs | Little or none | Yes, concise | Detailed, with likely causes and repair options |
| Cost guidance | No | Not usually | Where practical and agreed |
| Valuation | Not included | Optional | Can be added as a separate service |
| Typical property | Conventional, modern, good condition | Conventional, reasonable condition | Older, larger, altered, unusual or in poor condition |
This table is a general summary. The terms of engagement for each job, and the standard itself, set out exactly what's included.
Things every level has in common
Whatever the level, the standard expects some things to be the same. The surveyor should agree clear terms of engagement with the client before the inspection, explaining the level of service and its limits. The report should be clear, use plain language, and explain any parts of the property the surveyor couldn't inspect. The surveyor must also have the skills and knowledge for the type of property and the level of service.
Condition ratings appear at every level, and they mean the same thing throughout. Our guide to condition ratings explains each one.
Helping clients choose
Clients often ask for "the cheapest one" or "the full one" without knowing what either means. A few quick questions usually point to the right level: how old the property is, what it's built from, whether it has been extended or altered, what condition it appears to be in, and whether they plan any work. Our guide on Level 2 vs Level 3 goes through this in more detail.
PropScribe is report writing software for surveyors doing RICS Level 2 and Level 3 reports. You capture notes and photos on site with the iOS app and get a first draft laid out in the report's sections, which you then review and sign off. See how it works. PropScribe is not affiliated with or endorsed by RICS.