What is a RICS Home Survey?

A RICS Home Survey is an independent inspection carried out by a surveyor accredited by the Royal Institution of Chartered Surveyors (RICS). It provides expert advice on a property’s condition, highlighting defects, risks, and areas needing attention.

RICS Home Survey Levels Explained

The three levels of RICS home surveys include:

1. Level 1 RICS Home Survey: Basic overview for newer properties.
2. Level 2 RICS Home Survey: Most popular choice for conventional properties.
3. Level 3 RICS Home Survey: In-depth inspection for older or unusual properties.

To make the findings the survey clear and actionable, an easy ‘traffic light’ rating system is applied to all levels of reports:

• Condition rating 1 (Green): No repairs currently needed.
• Condition rating 2 (Amber): Repair/replacement is needed, but not considered serious or urgent.
• Condition rating 3 (Red): Urgent repair/replacement is needed.

While the scope and detail of the inspection vary significantly between Level 1, 2 and 3, the way the findings are presented using the condition ratings remains consistent.

Let’s explore these three levels in more detail:

Level 1 RICS Survey (RICS Condition Report)

Best for: Newer homes in good condition.

A Level 1 Home Survey, previously called a RICS Condition Report, describes the condition of the property, identifies any risks or legal issues, and highlights any urgent problems. However, it does not provide details or advice on how to manage those defects, nor does it include a property evaluation.

Level 2 RICS Survey (RICS HomeBuyer Report)

Best for: A conventional house, bungalow or flat, in reasonable condition, built from common building materials.

A Level 2 Home Survey, previously called a RICS Home Buyer Report/Home Buyers’ Survey, strikes the perfect balance. It offers a significant level of detail and protection for typical home purchases without being overly expensive or unnecessarily exhaustive, making it a popular choice among UK homebuyers.

It includes everything from Level 1, plus repair and maintenance advice, full property valuation report and an insurance reinstatement valuation.

There are two options for Level 2 Home Surveys:

1. Survey only: Includes an extensive physical inspection of the roof and drainage chambers with detailed defect advice and future maintenance liabilities that need to be addressed.
2. Survey and valuation: Includes a market valuation report and insurance reinstatement figures.

Level 3 RICS Survey (RICS Building Survey)

Best for: Unusual, significantly altered, and larger or older properties.

A Level 3 Home Survey, previously called a RICS Building Survey, is the most comprehensive option. It provides a detailed analysis of all the features of the property (glazing, roofing, underflooring, electrics) as well as defect, repair and maintenance advice.

Why a Level 1 RICS Survey Often Falls Short

While a Level 1 RICS Home Survey (formerly called a Condition Report) may seem appealing for its lower cost, it offers only a very basic overview of a property’s condition. It’s designed for newer homes in excellent condition – and even then, it won’t provide advice on repairs, maintenance, or risks that could lead to costly surprises later.

For most buyers, a Level 2 RICS Home Survey (HomeBuyer Report) represents far better value. The price difference is typically modest, with Level 1 surveys starting from around £300 and Level 2 surveys usually starting from about £350-£450. However, the additional information provided within a Level 2 survey, such as a market valuation and reinstatement cost for insurance purposes, can be invaluable.

Here’s why a Level 2 survey is the smarter choice for peace of mind:

• Includes guidance on necessary repairs and maintenance
• Highlights potential issues (e.g. damp, subsidence) before you commit
• Provides the option of a market valuation and insurance reinstatement cost
• Offers a thorough inspection of accessible parts of the property (including loft space and drainage, where possible)
• Uses the same clear traffic light system but with detailed context and advice
• Helps with negotiations if defects are found

In most cases, the small additional investment in a Level 2 survey is well worth it for the level of insight, protection, and advice it provides.

Which RICS Survey Should You Choose?

The appropriate RICS home survey level you should choose depends on several key factors:

• Property age and condition: Consider a RICS Level 2 or 3 Home Survey for anything pre-1980, especially for Victorian or Edwardian properties.
• Renovation history: Choose a RICS Level 3 Home Survey if the property is large, old or historical, in poor condition, has been significantly altered, or if you’re planning major works.
• Buyers’ risk appetite: A RICS Home Survey will identify defects and advise whether it’s necessary to obtain quotes for remedial works prior to commitment to purchase. It helps identify significant defects (subsidence, damp, structural damage) early on prevents costly surprises further down the line.

Here’s a quick recap:

Feature	Level 1	Level 2	Level 3
Best for	Newer properties in good condition	Conventional properties in reasonable condition	Older, larger, renovated, or unusual properties
Survey depth	Basic overview	Mid-level detail with advice on issues	Most comprehensive, detailed analysis
Format	Traffic light rating system (Condition ratings only)	Traffic light ratings + advice on repairs	Detailed written report with full explanations
Includes valuation	No	Optional (can include valuation and reinstatement costs)	Not included by default (can be arranged separately)
Repair advice	No	Yes, includes minor defects and urgent repairs	Yes, extensive analysis of defects and repair options
Checks for visible defects	Yes, only surface-level	Yes, includes more thorough inspection	Same as Level 2.
Legal issues or risks flagged	No	Issues for legal advisers and possible risks flagged	Issues for legal advisers and possible risks flagged

The Benefits Of A RICS Surveyor With Local Knowledge

Why choose Cheke & Co for your RICS survey? Here’s what sets us apart:

• No call centres; real people: You’ll speak directly with experienced, locally-based RICS surveyors who understand region-specific property issues.
• Extensive coverage: Our coverage extends throughout Essex, parts of Greater London, and the Suffolk borders.
• Compliance: We’re regulated by the Royal Institution of Chartered Surveyors (RICS), ensuring compliance for your peace of mind.
• Expertise: With over 150 years of experience, our team collectively conducts over 1,300 residential surveys every year.

How Much Does A RICS Home Survey Cost?

Home survey costs vary depending on property size, location, and survey level chosen.

As a guide, here are rough estimations:

• Level 1 RICS Home Survey: A few hundred pounds.
• Level 2 RICS Home Survey: From £350.
• Level 3 RICS Home Survey: Range from £650 to £1,000+.

Need Help Choosing The Right Survey?

Still unsure which RICS home survey level is right for your property purchase? Our experienced team at Cheke & Co are here to help you every step of the way, making the process easy and stress-free.

With our deep industry knowledge and commitment to exceptional service, we’ll ensure you get the professional advice you need.

Contact us on 01245 422 796 to discuss your needs today.