News Information & Guides
House surveys explained: RICS Level 1, 2 and 3, and when you need a specialist
A house survey tells you about the condition of the home you're buying. The mortgage valuation doesn't: it only tells your lender whether the property is good security for the loan. Most buyers choose a RICS Home Survey at Level 1, 2 or 3, depending on the age and type of property, and add a specialist inspection if something specific needs a closer look.
Updated September 2026. Costs are typical ranges, not quotes. Always get prices from surveyors for your own property.
Level 1
£300–£900
Basic condition report for modern, conventional homes in good order
Level 2
£400–£1,000
The most popular choice, with repair advice and an optional valuation
Level 3
£630–£1,500+
Detailed survey for older, altered, unusual or run-down homes
When to book
Before exchange
After your offer is accepted, while you can still renegotiate or pull out
Cost ranges are HomeOwners Alliance figures for 2026 in England and Wales. Prices vary with location, property value and size.
Do I need a survey when buying a house?
There's no legal requirement to get one, and your lender won't insist on it. But a home is the biggest thing most people buy, and a survey is the only report written for you about its condition.
Skipping it means any damp, roof, movement or wiring problems become yours at completion, with no chance to renegotiate. For many buyers, the cost of a survey is small next to a single repair it might flag.
Mortgage valuation vs survey: what's the difference?
Your lender values the property to check it's worth enough to lend against. That valuation is for the lender. It may be a short visit, a desktop check or an automated valuation model (AVM) with nobody visiting at all.
A valuer might spot something serious enough to affect value, but they aren't looking at condition on your behalf. If the lender's figure comes in below the price, see what to do when a property is undervalued by the bank or surveyor.
Home survey types compared
RICS, the surveyors' professional body, sets out three levels in its Home Survey Standard: Level 1, Level 2 (survey only, or survey and valuation) and Level 3. Here's how they sit alongside the lender's checks.
| Type | What it checks | Who does it | Typical cost | Best for |
|---|---|---|---|---|
| Mortgage valuation | Whether the property is suitable security and worth the price | A valuer instructed by your lender | Free on many deals, otherwise a lender fee | The lender, not you |
| AVM | An estimated value from sales data, with no visit | A computer model used by the lender | Usually nothing | Remortgages and lower-risk lending |
| RICS Level 1 | Visual inspection with a condition rating for each part. No repair advice or valuation | A RICS surveyor you appoint | £300–£900 | Conventional modern homes in good condition |
| RICS Level 2 | A wider visual inspection, including roof spaces and cellars where safe, plus repair and maintenance advice. Valuation optional | A RICS surveyor you appoint | £400–£1,000 | Most conventional homes in reasonable condition |
| RICS Level 3 | A detailed inspection of construction, defects, likely causes, the scope of repairs and what happens if they're left | A RICS surveyor you appoint | £630–£1,500 or more | Older, larger, altered, unusual or run-down homes, or major works planned |
| Specialist surveys | One issue in depth, such as damp, drains, wiring or structure | A specialist or engineer | Varies. Damp surveys are around £150–£300 | Concerns raised by your survey or seen on a viewing |
None of the RICS levels tests services such as wiring, gas or drains. At Level 3 the surveyor may switch services on and off to observe them, but testing needs a specialist. Some surveyors also offer repair cost estimates as an optional extra.
Level 2 vs Level 3 survey: which should you choose?
RICS says Level 2 suits a broad range of conventionally built homes. It's unlikely to suit heavily extended or altered buildings, unique or historic homes, or anywhere in neglected condition. For those, a Level 2 report can end with lots of "further investigation" referrals, which leaves you with more questions than answers.
Level 3 is designed to give you what you need to make a decision, so referrals should be the exception. It can suit any home in any condition, provided the surveyor has the right experience for that type of building.
Which survey do you need?
A starting point. Your surveyor can advise on your property
Specialist surveys: when you might need one
If a RICS survey recommends further investigation, take it seriously. Your lender's valuer can also ask for a specialist report before the mortgage offer is issued.
| Specialist check | Who usually does it | Consider it when |
|---|---|---|
| Damp and timber | A damp and timber specialist or independent surveyor | Damp readings, musty smells, rot or woodworm are flagged |
| Structural engineer | A chartered structural engineer | Cracks, movement, possible subsidence, or walls removed |
| Drainage (CCTV) | A drainage contractor with a camera | Older homes, large trees nearby, shared drains or past blockages |
| Electrical (EICR) | A registered electrician | Old wiring, an old fuse box, DIY work or no certificates |
| Gas safety | A Gas Safe registered engineer | No recent service record for the boiler or gas appliances |
| Asbestos | An asbestos surveyor | Built or refurbished before 2000 and you plan works |
| Japanese knotweed | A knotweed specialist | Knotweed on or near the plot. Lenders often want a treatment plan backed by a guarantee |
| Spray foam | A surveyor or specialist offering a roof inspection report | Spray foam insulation under the roof |
| Trees | An arboriculturist | Large trees close to the house, especially on clay soil |
| Flood risk | Environmental search via your conveyancer, or a flood risk specialist | Near rivers or the coast, or the searches show a risk |
Specialists doing remedial work may also sell the fix, so for damp in particular an independent opinion is worth considering. Spray foam can make some lenders decline, so read our guide to spray foam insulation and mortgages before you commit.
New builds: snagging inspections
A new home can still have defects, from poor finishes to missing insulation. A snagging inspection lists them so the developer can fix them. HomeOwners Alliance puts typical costs at £320–£600.
If the developer is registered with the New Homes Quality Code, you can have a qualified inspector carry out a pre-completion inspection. The developer should allow access from five days after serving notice to complete. Snags found are normally fixed before completion or afterwards under the developer's usual process.
Non-standard and unusual properties
Some homes are harder to survey and harder to mortgage. A Level 3 survey, and a lender that understands the property, matter most here.
Construction type
Concrete, steel or timber frame, prefab
Some lenders won't lend on certain types. See non-standard construction mortgages.
Legal quirks
Your surveyor and solicitor both need to spot them
Part of the home over a neighbour's (a flying freehold), or an agricultural tie or overage clause, can limit which lenders will help.
What if the survey finds problems?
Most surveys find something. The question is whether it changes what the home is worth to you.
- Ask questionsCall the surveyor to understand how serious each issue is and how urgent.
- Get quotesAsk for written quotes from contractors, or a specialist report, so you're working with real figures.
- RenegotiateAsk the seller to reduce the price, fix the problem before exchange, or both. Quotes usually carry more weight than the report alone.
- Walk away if neededUntil contracts are exchanged you can pull out, though you'd lose what you've spent so far.
If the lender's valuer spots a problem
- Retention
- The lender may hold back part of the loan until essential repairs are done. You'll need to fund the work and cover the gap in the meantime.
- Specialist report
- The lender may want a report, such as from a structural engineer, before issuing an offer.
- Down-valuation or decline
- The valuation may come in lower, or the lender may decline. Another lender may take a different view.
If your price changes, your mortgage needs updating too. Our mortgage timeline guide shows where surveys and valuations fit.
House survey FAQs
How much does a house survey cost?
HomeOwners Alliance figures for 2026 put Level 1 at £300–£900, Level 2 at £400–£1,000 and Level 3 at £630–£1,500 or more. Larger, higher-value homes and London cost more.
Is a Level 2 survey the same as a HomeBuyer Report?
Broadly, yes. The RICS HomeBuyer Report became the RICS Home Survey Level 2, and the old Building Survey became Level 3. Some surveyors still use the old names.
Do I need a survey on a new build?
A RICS survey is less common on new builds, but a snagging inspection is worth considering, ideally before completion.
Can I use the lender's valuation instead of a survey?
Not for condition. The valuation is for the lender and may not involve a visit. You can't rely on it to find defects.
When should I book my survey?
Once your offer is accepted, and early enough that the report arrives well before exchange. Good surveyors can be booked up for a week or two.
What about Scotland?
In Scotland the seller provides a Home Report, which includes a survey and valuation. Buyers can still commission their own survey.
Getting the mortgage and the survey to line up
Quick Mortgages is a whole-of-market broker working with 110+ lenders, including specialist lenders for non-standard and unusual homes, with no broker fees. From our Birmingham office we help buyers across the UK choose a lender whose valuation approach suits the property, and we deal with retentions and down-valuations if they come up.
See how we help with home purchases, first-time buyers and specialist lending.
Sources
- RICS, Home survey standard (1st edition, effective 1 March 2021), Appendix A definitions of survey levels one, two and three
- RICS, Home surveys pages: Level 1, Level 2 (survey only), Level 2 (survey and valuation), Level 3; and Home survey standard 2nd edition update, April 2026 (still in development)
- HomeOwners Alliance, How much does a house survey cost in 2026 and House survey types and costs 2026: Level 1 £300–£900, Level 2 £400–£1,000, Level 3 £630–£1,500+, damp survey £150–£300, snagging £320–£600
- New Homes Quality Board, New Homes Quality Code guidance on pre-completion inspections
- RICS, Japanese knotweed and residential property (2022)
- Health and Safety Executive, asbestos guidance on buildings built or refurbished before 2000
Correct on 17 September 2026 and may change.
Disclaimer:
This article is for general guidance purposes only and does not constitute legal, financial, or professional advice. Mortgage products and their terms can vary, and it is important to seek advice from a qualified, regulated professional who can assess your individual circumstances. Please ensure you consider your unique needs before making any financial decisions.
While every effort is made to ensure that the information provided on this blog is accurate and up-to-date, we do not guarantee its completeness or accuracy. The mortgage market can change rapidly, and the information on this blog may become outdated. We recommend verifying any information before acting on it and seeking tailored advice.
THINK CAREFULLY BEFORE SECURING OTHER DEBTS AGAINST YOUR HOME. YOUR HOME OR PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR ANY OTHER DEBT SECURED ON IT.
Thinking about your own mortgage?
Advice is free, and there is no obligation. Tell us what you are trying to do and we will tell you what is possible.