Which Survey Do I Need When Buying a House? Level 1, 2 and 3 Explained

RICS describes Level 1 as suited to a newer home in good condition, Level 2 to a conventional home in reasonable condition, and Level 3 to an older, altered or run-down property, or one where you plan major works. The surveyor inspects the building and writes a report. Your solicitor does something different: we check the legal side of the purchase.

Checked 20 October 2026, against the RICS guide to house surveys.

The three levels

1. Level 1 (formerly a Condition Report). It describes the condition of the property and flags risks, legal issues and urgent defects. It generally does not advise how to deal with them. It suits conventional properties built from common materials and in good condition, including newer homes.
2. Level 2 (formerly a HomeBuyer Report). It gives more detail than Level 1, with ideas on future repairs and maintenance, and a more extensive look at the roof space and drainage chambers. It can be bought as a survey only, or with a valuation and an insurance reinstatement figure. It suits conventional properties in reasonable condition, without multiple alterations or extensions.
3. Level 3 (formerly a Building Survey). It is the most thorough and gives an in-depth analysis of condition, with advice on defects, repairs and maintenance options. It suits large, older or run-down properties, unusual or altered buildings, and homes where you plan major works.

The surveyor's report is for you. In England, Wales and Northern Ireland the buyer pays for the survey and receives the report. You can choose your own RICS-regulated firm rather than use one an agent or lender suggests.

How to choose

Ask three questions. How old is the property, and what is it made of? Has it been altered or extended? Do you plan building work? The more unusual or older the property, or the bigger your plans, the higher the level that makes sense. If you are unsure, ask the surveyor which level suits the property before you book.

A survey, a lender's valuation and your solicitor's checks

• A survey is about the physical condition of the building, for you.
• A lender's valuation is for the lender, to confirm the property is worth enough to lend against. It is not a survey of the condition for you.
• Your solicitor's checks are legal: the title at HM Land Registry, the contract and the seller's property information forms, the searches with the council and others, and, for a flat, the lease. We do not inspect the building.

Surveys and legal checks overlap in places. If your survey mentions an extension, a conversion, a damp problem near a boundary or an old repair, send us the report. We then ask the seller for the matching planning permission, building regulations sign-off or guarantees. If the survey shows a serious fault, we can raise it with the seller's solicitor before you exchange contracts.

When to book it

Book the survey once your offer is accepted, at the same time as you instruct us, so the report is back before exchange. That timing means you can renegotiate the price or ask the seller to put something right while that is still possible. Our moving house checklist shows where it fits in the order of tasks.

What a survey costs

Fees depend on the property, where it is and the level you choose, and the more thorough the survey, the more it usually costs. Ask each surveyor for a written quote.

Our part

We do not carry out surveys. For the legal work on a purchase, see buying a house. A freehold purchase typically takes 8 to 10 weeks from instruction to completion and a leasehold purchase 10 to 12 weeks, depending on the chain, the searches and the lender. Our guide to how long conveyancing takes explains the stages. For an itemised figure, get a quote for your purchase.

Questions people ask

Do I need a survey when buying a house?

A survey is not a legal requirement, and a lender's valuation is not a substitute for one. A survey is how you find out about the condition of the building before you are committed.

What is the difference between a Level 2 and a Level 3 survey?

Level 3 is more thorough and suits older, altered or run-down properties. Level 2 suits conventional properties in reasonable condition.

Does my solicitor check the condition of the house?

No. We check the legal title, searches and contract. A surveyor checks the condition.

Does a survey replace searches?

No. Searches are checks with the council, water company and others on matters a survey cannot see, such as planning history and nearby road schemes.

Sources

RICS: house surveys UK, the costs, types and benefits of an RICS home survey, checked 20 October 2026.

Our timescales: our service terms, checked 20 October 2026.

This is general information about house surveys, not advice on a particular property. Our timescales depend on the chain, the searches and your lender.