Consumer Guide

House surveys (UK): the costs, types and benefits of an RICS Home Survey

If you are buying a house or a flat in the UK, a house survey – also known as a home survey or property survey – is highly recommended before you buy the property. Here we tell you what a house survey is, why you should get one from an RICS firm, and what it might cost.

What is a house survey?

A house survey provides an expert account of the property’s condition, and highlights any problems in a clear and easy-to-understand way. Your home is likely to be one of the most expensive purchases you make, so you need to know as much as you can about the property before you buy it, live in it and perhaps sell it.

During an RICS Home Survey, an RICS professional conducts an in-depth visual inspection of the property and provides you with a written report. Home Surveys are carried out by RICS members in accordance with the RICS Home Survey Standard, which sets out the professional standards we require.

Why does RICS say ‘home survey’ instead of ‘house survey’?

An RICS Home Survey is a specific service offered by RICS firms and members, carried out in accordance with the RICS Home Survey Standard. We use the term ‘home’ rather than ‘house’ to describe this service because ‘home’ includes flats, studios, duplexes, maisonettes, bungalows, houses and any other types of residential property that might require a survey. If you are purchasing any of these, an RICS Home Survey is for you.

Types of Home Survey

Different properties require different types of survey. RICS introduced a new Home Survey Standard on 1 March 2021 to increase consistency and transparency across residential surveying in the UK. This introduced the three different levels of RICS Home Survey.

The appropriate level of survey will in most cases depend on the age, size, condition, complexity and originality of the property. An RICS member can advise on the type that’s right for you.

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Level 1 Home Survey

An RICS Level 1 Home Survey, previously called a ‘Condition Report’, describes the condition of the property, identifies any risks and potential legal issues, and highlights any urgent defects. Typically the lowest-priced survey, it is aimed at conventional properties and newer homes. It will note defects in the property but will generally not provide advice on how to manage those defects. Choose an RICS Level 1 Home Survey if you’re buying a conventional house, flat or bungalow built from common building materials and in good condition.

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Level 2 Home Survey

Previously called a ‘Home Buyer Report’ or ‘Home Buyers' Survey’, an RICS Level 2 Home Survey is most suitable for conventional properties that are in reasonable condition and are simple in form and layout (for example, a property that does not have multiple alterations or extensions). The report gives you more detailed information about the property, and ideas about future repairs or maintenance that may be required. Level 2 can be a survey only, or a survey and a valuation:

Level 2 Home Survey (survey only) includes all the features of the Home Survey Level 1 and more extensive roof space and drainage chamber inspection. It includes advice on defects that may affect the property and what maintenance or repairs may be required. Choose an RICS Level 2 Home Survey if you would like more extensive information while buying or selling a conventional house, flat or bungalow, built from common building materials and in reasonable condition.
Level 2 Home Survey (survey and valuation) includes all the features of the RICS Level 2 Home Survey, plus a market valuation and insurance reinstatement figure, to help you avoid under- or over-insurance. Choose this option if you would like all the benefits of an RICS Level 2 Home Survey along with a valuation.

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Level 3 Home Survey

An RICS Level 3 Home Survey is the most comprehensive survey report. It was previously known as an ‘RICS Building Survey’. It provides you with an extensive, in-depth analysis of the property’s condition and includes advice on defects, repairs and maintenance options. Choose an RICS Level 3 Home Survey if you’re dealing with a large, older or run-down property, a building that is unusual or altered, or if you’re planning major works.

Compare types of Home Survey

The following table helps you choose the right RICS Home Survey for you. If you have particular requirements, you should discuss these with your RICS surveyor before they inspect the property. They may be able to provide you with extra services and can give your quotes for them.

Service features	Level 1	Level 2	Level 2 plus valuation	Level 3
Describes the construction and condition of the property on the date of the inspection, noting potential issues and visible defects before any transaction takes place	✓	✓	✓	✓
Identifies any problems the surveyor can see that are serious or that need urgent attention, and/or things that need to be investigated further to prevent serious damage	✓	✓	✓	✓
Includes the standard visual inspection, which for Level 1 and 2 does not remove secured panels, electrical fittings, inspection chamber covers and other similar features	✓	✓	✓	✓
Helps you decide whether you need extra advice before committing to purchase		✓	✓	✓
Advises on the amount of ongoing maintenance required in the future, and helps you to budget for any repairs or restoration		✓	✓	✓
Includes more extensive roof space and drainage chamber inspection		✓	✓	✓
Provides a reinstatement sum to help you avoid under- or over-insurance			✓
Provides a valuation on the basis of market value			✓
Establishes how the property is built, what materials are used and how these will perform in the future				✓
Describes visible defects and potential problems posed by hidden defects				✓
Describes the repair options, gives you a repair timeline and explains the consequences of not carrying out repairs				✓
A longer and more detailed visual inspection of a wider range of issues, including a more thorough consideration of the roof space, grounds, floors and service				✓

How much does an RICS Home Survey cost?

The cost of an RICS Home Survey is variable, with Level 1 at the lower end and starting at a few hundred pounds, and a Level 3 at the higher end, with some bespoke services costing over £1000. Survey costs differ depending on a variety of factors, which include:

the complexity of the home – a larger, more complex home will take longer to survey, and will therefore cost more, and
what level of home survey will best meet your needs.

A surveyor will base their fee quotation on how much time is necessary to provide the level of service required, and to cover associated business costs such as travel time and overheads. A thorough, accurate and impartial survey undertaken by a regulated professional is a quality service that is worth paying for. Remember the survey report you are buying is unique to your property at a point in time, and therefore it may differ in cost to another survey report about a different property. Speak to your surveyor to find out more about the costs of a house survey.

Do I need a survey when buying a house?

In England and Wales, it’s not a legal requirement to get a survey of a property before you buy it. However, it is highly recommended. A house survey will give you information to decide about the property purchase, which can have far-reaching financial implications. As a prospective owner, you will benefit from expert advice on the condition of the property from a house survey. By getting an RICS Home Survey conducted by an RICS surveyor, you can feel assured that the report you receive is impartial, reliable and carried out to a high standard.

A survey can actually save you money. If there is a problem with the house, you can renegotiate the sale price to reflect the cost of necessary repairs, or you may even decide you don’t want to buy it at all. A survey will be particularly useful for you if:

you have concerns about the property or are unsure about what condition it is in
the property is particularly old or unusual, or has a timber frame or a thatched roof, or
the property is a listed building.

House surveys in Scotland

The process for buying a house in Scotland is different. Any house for sale requires a Home Report, a specific type of report. It includes a Level 2 survey and valuation, an energy report and EPC, and a property questionnaire containing information on the council tax banding, parking arrangements and electricity supplier, as well as other general information. The Home Report must be arranged by the seller of the property before it is marketed, and must be available to prospective buyers and their agents for the duration that the property is for sale.

How is a house survey different to a mortgage or lender’s valuation?

When you are buying a property with a mortgage, a lender’s valuation is usually required. This is a limited check on the property carried out by your mortgage lender to ensure it’s worth the money they’re lending to you. A mortgage valuation is for the benefit of the lender, not the home buyer/owner, and it won’t include the same level of detail as a survey. There may be problems in the property that would be costly to put right but are unlikely to appear in the mortgage or lender’s valuation report. This is why it’s really important you get an RICS Home Survey completed by a fully qualified RICS surveyor.

How to find a property surveyor

If you’ve found a property, had your offer accepted and are ready to get a house survey, visit Find a Surveyor to find an RICS professional to carry out the job. You don’t have to go with the firm recommended by your bank or estate agent. Shop around, ask for quotes from different RICS firms and discuss your needs so you can choose the right firm for you.

Why use an RICS-regulated firm to carry out your house survey?

For your peace of mind and protection, choose a professional regulated by RICS to carry out an RICS Home Survey – look for the designations AssocRICS, MRICS or FRICS. These professionals will give you clear, impartial and expert advice, and have strict rules of conduct and standards to protect you, as well as holding appropriate professional indemnity insurance.

Look out for estate agents and surveying firms that use ‘Regulated by RICS’ on their stationery and promotional material.

Tips for getting the most out of your house survey

If you have particular concerns about the property, make sure you inform your surveyor so they conduct the right level of survey and give you advice on what matters to you. As you shop around for a surveyor, you can ask to see copies of their Home Survey reports so you can get an idea of the information they contain and how user-friendly it is. You may also be able to visit the property at the same time as the surveyor so you can point out specific things you are worried about.

What happens after you receive your survey report?

If your house survey has shown that the property is in good condition, you can proceed. However, if the survey has shown there are some deficiencies in the property, you should do some more research to find out the seriousness of those problems and what it could take to resolve them.

Getting quotes for repairs

If your survey has identified that repairs are required, get quotes from at least two experienced contractors before you make a legal commitment to buy the property. When approaching contractors, ask them for references from people they have worked for, write down what you want them to do, and get them to record their quotes in writing. Remember to consider whether the repairs will require Building Regulations permission or planning permission.

You can then approach the seller to negotiate the purchase price.

What are further investigations?

If your survey report has identified that further investigations are required, this means that the surveyor has not been able to assess the property fully. This might be because:

part of the property is hidden from view or not accessible, so defects cannot be fully assessed, or
the surveyor does not have the specialist knowledge to assess the property.

When further investigation is recommended, the following will be included in your house survey report:

a description of the affected element and why a further investigation is required
when a further investigation should be carried out, and
a broad indication of who should carry out the further investigation (whether specialist professionals are required).

In order to carry out further investigations, the professionals may need to access the building in a different way to be able to see the problem completely. Talk to the owner to ensure that they will grant access to allow the further investigation to be carried out.

FAQs

It depends on the size and complexity of the property, but generally an RICS Home Survey inspection takes between two hours to a full day. For particularly large properties, it may take several days. When you are choosing which surveyor to undertake your house survey, ask about when they will carry out the inspection and when you can expect to receive their report.

If you are buying a house, it’s best to get an RICS Home Survey after your offer is accepted by the seller. This can help move the buying process along quicker and show that you are a serious buyer.

RICS Home Surveys can also be useful for sellers, as the survey report will tell you about any problems with the property that could delay or derail your sale.

If you are staying in your property but have concerns about ongoing repairs and maintenance, an RICS Level 2 Home Survey can help you better understand your options and take action to prevent problems escalating.

It depends on what your survey uncovers. If there are no serious issues and the buyer feels confident to proceed, the process continues as normal. If the survey uncovers problems with the property, the buyer might wish to renegotiate the price, ask the seller to fix the issue or consider not making the purchase at all. A buyer might wish to engage other property professionals to get more information about the property, which can add time to the buying process.

No, there is no legal requirement in England, Wales or Northern Ireland on a buyer or a seller to get a house survey before the property changes hands. However, buyers are strongly recommended to get a house survey before they purchase a property. In Scotland, a survey is a legal requirement before a property is marketed.