There are three RICS house survey levels — and choosing the right one matters more than shaving £100 off the fee. Here's every type of house survey compared, and a 60-second decision guide used by the surveyors themselves.
The three survey levels compared
| Survey | Best for | Depth | 2026 cost |
|---|---|---|---|
| Level 1 Condition Report | New-ish conventional homes | Traffic-light snapshot, no advice | £300–£400 |
| Level 2 HomeBuyer Survey | Conventional homes in reasonable condition | All elements rated + urgent defects flagged | £400–£600 |
| Level 3 Building Survey | Older, extended, altered or unusual homes | Structure & fabric in depth, causes explained | £600–£1,200 |
The 60-second decision guide
Built after 1930, looks well kept, standard construction? → Level 2 home survey. Pre-1930, extended, altered, visibly tired, thatched/timber/non-standard — or you plan major works? → Level 3 Building Survey. Brand-new build? → a snagging survey before your builder's warranty milestones — not a Level 1. Buying a flat? → Level 2 usually suffices; Level 3 for conversions in period buildings. Worried about one specific issue? → a specific defect report targets it directly.
Survey types that aren't condition surveys
A mortgage valuation is not a survey — it protects the lender, may be desktop-only, and tells you nothing reliable about condition. A Red Book valuation values; it doesn't inspect for defects (see the Red Book guide). And an EPC measures energy, not condition. Only Levels 1–3 tell you what you're actually buying.
Still torn between Level 2 and Level 3?
The deeper comparison — including what each covers element by element — is in our Homebuyer Report vs Building Survey guide, with prices in the cost guide and our cost calculator. Or skip the research: send us the listing link and we'll recommend a level honestly and quote both, fixed. Get matched with the right survey →
