A Level 1 survey – officially the RICS Home Survey Level 1, and still widely known as a Condition Report – is the most basic of the three RICS home survey levels. It gives you a short, objective snapshot of a property’s visible condition using simple traffic-light ratings, without the repair advice or in-depth analysis you get from a Level 2 or Level 3 survey. In 2026 it typically costs between £300 and £900, and it is only really suitable for modern, conventionally built homes that already look to be in good order. This guide explains exactly what a Level 1 survey covers, what it leaves out, what it costs, and how to decide whether it is enough for the home you are buying.
A Level 1 survey is the entry-level RICS home survey: a brief visual inspection by a qualified surveyor that produces a concise Condition Report. It rates each main element of the property green, amber or red, highlights obvious risks and legal issues, and recommends further investigation where needed, but it gives no advice on repairs, costs or ongoing maintenance.
The three survey levels were introduced by the RICS Home Survey Standard, which became mandatory for RICS members on 1 March 2021 and replaced the old Condition Report, HomeBuyer Report and Building Survey names. Level 1 is the direct successor to the Condition Report. If you are new to the survey system, our explainer on the RICS Home Survey Standard and its three levels is a useful starting point.
Under the Home Survey Standard, a Level 1 inspection is visual and less extensive than the inspections carried out at Levels 2 and 3. The surveyor does not carry out tests on the building fabric or services, does not lift carpets or floorboards, and does not move heavy furniture. What you receive is a succinct report that:
Reports are short – typically 10 to 20 pages – and the inspection itself usually takes one to two hours on site, with the written report normally following within three to seven working days. Our guide to understanding the RICS condition ratings explains how to read the traffic lights in more detail.
This is where most of the disappointment with Level 1 surveys comes from. The Condition Report deliberately excludes:
In practice, if the report comes back with any amber or red ratings you will almost certainly need to commission further advice, which is why many buyers find it more economical to start with a Level 2 survey.
The table below summarises how the three RICS home survey levels compare in 2026. Fee ranges are drawn from the HomeOwners Alliance’s house survey cost guide (updated 5 October 2026) and reflect typical UK prices rather than a quote for any specific property.
| Feature | Level 1 (Condition Report) | Level 2 (HomeBuyer Survey) | Level 3 (Building Survey) |
|---|---|---|---|
| Inspection depth | Visual only, least extensive | Visual, more thorough; roof space and accessible areas checked | Detailed and extensive; includes concealed areas where accessible |
| Condition ratings | Yes (1–3) | Yes (1–3) | Yes (1–3), with detailed commentary |
| Repair advice | No | Yes, outline advice | Yes, detailed, with options and priorities |
| Cost of repairs | No | Not usually (some surveyors add estimates) | Often included or available on request |
| Valuation | No | Optional (Level 2 survey and valuation) | Optional, separately agreed |
| Best suited to | Modern, standard-construction homes in good condition | Conventional homes in reasonable condition, built after about 1900 | Older, unusual, altered, extended or poorly maintained homes |
| Time on site | 1–2 hours | 1–3 hours | 3–8 hours |
| Typical 2026 fee | £300–£900 | £400–£1,000 | £630–£1,500+ |
For a deeper comparison of the two more popular options, read our Level 2 vs Level 3 survey comparison guide, or our overview of which house survey you need.
Level 1 is the cheapest RICS survey, but the saving over a Level 2 is often smaller than buyers expect. According to the HomeOwners Alliance (updated October 2026), fees scale with the property’s value and size:
| Property value | Level 1 survey | Level 2 survey | Level 3 survey |
|---|---|---|---|
| £100,000–£249,000 | £300–£500 | £400–£600 | £630–£800 |
| £250,000–£349,000 | £500–£600 | £600–£700 | £800–£900 |
| £350,000–£499,000 | £600–£700 | £700–£800 | £900–£1,100 |
| £500,000–£1,000,000 | £700–£900 | £800–£1,000 | £1,000–£1,500 |
Other 2026 price guides put typical Level 1 fees for smaller homes lower still – roughly £300–£400 for a flat or studio and £350–£475 for a three-bedroom semi – but the pattern is consistent: a Level 2 survey usually costs only around £100–£200 more than a Level 1 on the same property, and delivers considerably more useful information. Our house survey cost guide for 2026 breaks down what drives Level 2 and Level 3 fees.
The Home Survey Standard is explicit that Level 1 is for “conventionally built, modern homes in satisfactory condition” and is not suited to older or complex properties, or to homes in neglected condition. In practice, a Level 1 survey can be a sensible choice when:
Bear in mind that even on a brand-new home, a dedicated snagging survey on a new build will usually pick up far more than a Level 1 inspection, because it is designed to find finishing defects rather than simply rate overall condition.
Choose at least a Level 2 survey – and consider a Level 3 – if any of the following apply:
Our article on how long a building survey takes gives realistic timelines for each level from booking to report.
Buyers sometimes assume the lender’s mortgage valuation is a survey. It is not. A mortgage valuation is a brief assessment, commissioned by and for the lender, to confirm the property is adequate security for the loan; in many cases it is carried out as a desktop or drive-by exercise with no internal inspection at all. A Level 1 survey, by contrast, is commissioned by you, involves a physical inspection, and is written for your benefit. If you want to understand the difference in more detail, see our guide to what a mortgage valuation is.
All three survey levels are defined by the RICS Home Survey Standard, and that standard is being rewritten. RICS consulted on a draft 2nd edition between 19 August and 14 October 2025, receiving more than 1,000 comments. The consultation proposals included clearer requirements for each level “from Home Survey Level 1 to Level 3”, a duty on surveyors to help clients understand the differences between levels and the risks of choosing the wrong one, and a requirement that only suitably qualified members (not trainees) inspect the property and sign the report.
In its most recent progress update, published on 28 September 2026 and clarified on 6 October 2026, RICS confirmed that drafting of the remaining sections is complete and that it now intends to publish the 2nd edition in Q1 2027, subject to the impact of the Government’s home buying and selling reforms. Until then, RICS members must continue to work to the current 1st edition, so the Level 1 scope described in this article still applies to any survey booked in 2026.
Separately, RICS is still exploring a possible home survey regulatory scheme (similar to its Valuer Registration Scheme) and has said it will wait for the updated standard to be finalised before deciding how such a scheme would fit. The Government’s reform roadmap for buying and selling homes in England and Wales, which envisages more upfront property information and potentially a property condition assessment, could also change how and when condition information is produced; our summary of the home buying and selling reform roadmap explains the proposals.
Yes. The RICS UK Residential Market Survey for September 2026 (published 8 October 2026) reported a net balance of –22% for new buyer enquiries and –32% for house prices, with new sales instructions turning positive (+6%) for the first time since mid-2025. In other words, buyers are cautious and stock is rising, which gives purchasers more room to walk away or renegotiate when a survey reveals problems. That leverage is only useful if your survey actually explains the problems – one more reason many buyers choose Level 2 over Level 1 in the current market.
Whichever level you book, make sure the inspection is carried out by a suitably qualified, accredited surveyor. In the UK that generally means a member of RICS (MRICS, FRICS or AssocRICS), or a surveyor accredited by another recognised body such as the Chartered Institute of Building (CIOB) or the Residential Property Surveyors Association (RPSA), which runs its own Home Condition Survey broadly equivalent to Level 2. Check that the firm carries professional indemnity insurance, ask to see a sample report, and confirm the surveyor has local knowledge of the property type. Our guide on how to verify a surveyor’s credentials walks through the checks.
Survey Merchant makes it simple to book the right RICS home survey – Level 1, Level 2 or Level 3 – anywhere in the UK:
Ready to book? Explore our building surveying services, including Level 1, 2 and 3 home surveys, or contact Survey Merchant for a fixed-fee quote today.
Survey Merchant provides vetted RICS surveyors across 100+ UK locations at fixed fees:
→ Level 2 Home Survey (HomeBuyer Report)
→ Level 3 Building Survey (full structural survey)
→ RICS Red Book property valuations
→ Party wall surveyors — notices, awards & schedules of condition
→ Expert witness surveyors — CPR Part 35 reports for property disputes
