Which Level of Survey Should You Get?
By Martin Shortt, Owner of Future Home Surveys
When buying a home, choosing the right level of survey is crucial. It can save you from unexpected expenses and offer peace of mind. At Future Home Surveys, we're here to help guide that decision.
Why the Right Survey Matters
Not all home inspections are created equal. Whether your property is modern, old, or unique will determine the most suitable survey. Choosing wisely ensures your investment is based on clear, accurate insight.
The 3 RICS Survey Levels
We follow the Royal Institution of Chartered Surveyors (RICS) classification:
Level 1 – Condition Report
A basic check using a traffic‑light system to flag urgent defects. It doesn’t include a valuation or repair advice, but it’s a quick and affordable way to assess newer properties built to standard designs.
Level 2 – Home Buyer Report
Our most popular choice for conventional homes in reasonable condition. This includes a visual inspection of accessible areas, identifies defects that could affect the property's value, and offers optional market valuation and insurance reinstatement figures.
Level 3 – Building Survey
The most comprehensive option. This is best for older, larger or non-standard homes, or properties showing signs of disrepair. It provides a detailed assessment of structure, materials, potential defects and advice on repair options and maintenance.
Which Survey Is Right for You?
If you're purchasing a new or standard modern home, a Level 1 Condition Report or a Level 2 HomeBuyer Report is typically suitable. These properties are usually in good condition and don't require the depth of analysis provided by a Level 3 survey.
For homes that are under 50 years old and appear to be in sound condition, a Level 2 HomeBuyer Report is often the best fit. It offers a good balance of detail and cost, and can highlight any significant issues that may affect the property's value.
If the property is over 50 years old, has a unique or non-standard construction, or has undergone extensive alterations, then a Level 3 Building Survey is usually the most appropriate choice. This survey offers a detailed inspection, identifies structural issues, and provides advice on repairs and maintenance.
Finally, if you're planning significant renovations or have major concerns about the property's condition, a Level 3 survey is strongly recommended. It gives you the depth of information needed to make informed decisions before committing to the purchase.
Typical Costs in the UK
Costs will vary depending on property size, value, and location, but as a general guide:
- Level 1 surveys tend to start around £300.
- Level 2 surveys usually range from £400 to £1,000.
- Level 3 surveys start at approximately £630 and can exceed £1,500 for large or complex properties.
We always provide upfront, fixed-price quotes with no hidden fees.
Other Survey Options
In addition to the three main RICS surveys, there are more specialised options for certain circumstances:
- Snagging surveys for new builds, to highlight incomplete or poor-quality workmanship.
- Asbestos surveys for older properties that may contain hazardous materials.
- Party wall surveys where planned work may impact shared walls with neighbours.
- Subsidence investigations where structural movement is suspected.
If you're not sure what you need, just give us a call. We'll help you determine whether an additional report is required alongside your main survey.
How to Choose
The key is to match the survey to the condition and complexity of the property. Buying a modern, well-maintained house? A Level 2 survey will often be sufficient. Buying an older, extended, or unusual home—or if you're worried about its structure? A Level 3 is likely the safer option.
It’s also worth considering your long-term plans. If you’re intending to renovate, go for a deeper inspection to avoid costly surprises later.
If you're unsure which route to take, our team is always happy to talk it through and recommend the most appropriate level based on your individual circumstances.
Final Thoughts from Martin
“The goal isn’t just to sign a survey form—it’s to ensure you know exactly what you’re buying. A well-chosen survey can save tens of thousands in surprise repairs and give you the confidence to move forward.” — Martin Shortt
Need a Hand Deciding?
Contact Future Home Surveys for honest, professional guidance and a no-obligation quote. We're here to help make your property purchase as smooth and informed as possible.