House survey types and costs

KEY INFORMATION

House survey types and costs – At a glance

The main types of house survey are:

• RICS Level 1 Home Survey. Basic condition check for conventional properties and newer homes in good condition, highlighting visible defects and risks.
• RICS Home Survey Level 2. Previously called a Homebuyer survey. Suits conventional properties in reasonable condition and includes advice on repairs and maintenance.
• RICS Home Survey Level 3. Also known as a full structural survey, this is the most comprehensive survey offered by RICS. Best for a large, older or run-down property, a building that is unusual or altered, or if you’re planning major works.
• Survey costs: House surveys typically cost £300-£1,500 or more. See our house survey costs guide for a detailed breakdown.
• When to book your survey: Soon after your offer is accepted, so you can identify issues early and allow time for investigations or negotiations. Compare quotes from local qualified surveyors today so you’re ready to instruct when the time comes. 
• New builds: We recommend getting a snagging survey to identify any defects.
• Jump to: Do I need a survey? | Survey types | Which survey should I choose? | Survey costs | Find a surveyor | How long does it take?

What is a house survey?

• A house survey is a visual inspection of a property’s condition by a qualified surveyor. You receive a written report highlighting problems, from minor defects to potentially significant structural issues.
• The level of detail depends on the survey type you choose. Level 1 provides a basic condition report, Level 2 includes advice on repairs and maintenance, and valuation if you request this, and Level 3 gives a more detailed assessment, including repair options and the consequences of leaving problems untreated.
• The report from the surveyor also provides expert commentary on the property, from the type of walls to the type of glazing.
• A house survey is different from your mortgage lender’s valuation, which checks whether the property is suitable security for the loan.
• It is the homebuyer who usually organises a house survey after their offer has been accepted by the seller. The buyer arranges and pays for the survey. In Scotland, sellers usually provide a Home Report, which includes a survey and valuation.

To arrange your survey, find local qualified surveyors and compare quotes with our tool:

Do I need a survey when buying a house?

We recommend getting a house survey when buying a house. It identifies potential issues, such as structural problems, which could impact the property’s value and your decision to purchase.

You might use the unbiased information from the survey to renegotiate the price. If you find for example it needs £15,000 of roof repairs, it is reasonable to ask for £15,000 off the price. Alternatively, you might ask the seller to fix any problems before you buy. The seller doesn’t have to agree, so it’s advisable to get repair estimates to support your negotiations.

If you’re asking should I get a survey when buying a house, we would recommend it, particularly if:

• you have specific worries about any part of the property
• you’re unsure about what sort of condition the property is in
• you are looking to buy an old or unusual property
• the property has a thatched roof or is timber framed
• it is a listed building

Research by Direct Line Home Insurance in 2026 found that 1 in 5 buyers surveyed in England, Wales and Northern Ireland skipped having a survey when buying a house.

However, the same research also found that 53% of sellers polled admitted to withholding certain information, with boiler or heating system faults most commonly concealed (7%), followed by drainage or plumbing problems, damp or condensation, and electrical issues (each 6%).

What type of survey should I have? An overview

This video gives an overview of the types of house survey available to help you decide which is right for you. Read on to find more details on each type of house survey.

Types of house survey 

There are a number of different types of house survey. What you choose depends on the depth of survey you want, your budget, plus the age and condition of the property.

On 1 March 2021, the Royal Institution of Chartered Surveyors (RICS) introduced its Home Survey Standard, alongside updated report formats. The Condition Report became the RICS Home Survey Level 1, the HomeBuyer Report became Level 2 and the Building Survey became Level 3. You’ll still see the older names used.

RICS Home Survey – Level 1

The RICS Home Survey Level 1 is the most basic – and cheapest – RICS survey. It is aimed at newer homes and conventional properties, built from common building materials and in good condition.

The Level 1 survey provides a ‘traffic light’ rating of the condition of different parts of the building, services, and the grounds, showing problems that may require varying degrees of attention and an assessment of the relative importance of the problems. It also includes a summary of risks to the building, people and grounds. But the report doesn’t go into much detail and doesn’t include any advice on repairs or a valuation.

RICS Home Survey – Level 2

Previously called a Home Buyer Report or Homebuyer survey, this mid-level survey is most suitable for conventional properties that are in reasonable condition and which haven’t undergone multiple alterations or extensions. It covers everything you’d get in a RICS Home Survey Level 1, with a more extensive inspection of areas such as the roof space, where safely accessible.

You’ll also get recommendations for further investigations where the property surveyor is unable to reach a conclusion with reasonable confidence. The report will also give advice on budgeting for any repairs and on the amount of ongoing maintenance required in the future.

The RICS Home Survey Level 2 is offered with or without a valuation. If you opt for a Home Survey Level 2 with Valuation, it will also include a market value, an insurance reinstatement figure and a list of problems that the property surveyor considers may affect the value of the property. You can download an example of RICS Home Survey Level 2 with a valuation and without a valuation from their website. 

Read our guide to homebuyer surveys for more on what a Level 2 survey includes and when it’s suitable.

Get instant homebuyer survey quotes from qualified surveyors working in your area.

RPSA Home Condition Survey

An RPSA Home Condition Survey is an alternative to the RICS Home Survey Level 2. Offered by the Residential Property Surveyors Association rather than RICS, Home Condition Surveys are produced in a consistent, consumer friendly format.

RPSA describes these as jargon-free reports with colour-coded condition ratings, photographs and a discussion with the surveyor to explain the findings. Check the scope of the service when comparing it with a RICS survey.

RICS Home Survey – Level 3

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey offered by RICS.

RICS advises choosing this type of 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.

The Level 3 survey will include everything you would get in a RICS Home Survey Level 2 without valuation, plus a more detailed assessment of the property’s construction, condition and potential problems caused by hidden defects.

It will outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair. Plus you’ll get recommendations in respect of the priority and likely timescale for necessary repairs.

It is still a visual inspection, so it won’t uncover every hidden problem or normally involve opening up the building.

For more information on RICS Home Survey Level 3, see our guide Building Surveys explained.

RPSA Building Survey

The RPSA Building Survey is the highest level of non-invasive survey from RPSA. You’ll get everything from the Home Condition survey plus  more comprehensive descriptions of construction and defects. It also gives explanations of how to go about rectifying defects and the consequences of not doing this. 

Instantly find and compare quotes from local qualified surveyors using our find a surveyor tool

What type of home survey is right for me?

If you’re unsure which level to choose, discuss the property’s age, condition, construction and any alterations with a surveyor before booking. Tell them about any concerns you spotted during viewings and any major work you’re planning.

Survey costs by type of survey

A RICS Home Survey Level 1 can typically cost between £300 and £900.

Homebuyer surveys – the RICS Home Survey Level 2 – can generally cost between £400 and £1000. According to Reallymoving, the average Level 2 survey cost £520 across the UK in August 2026, ranging from £463 in the North East to £590 in London. RPSA Home Condition Surveys typically cost between £400 and £900.

The RICS Home Survey Level 3 and RPSA Building Surveys can typically cost from £630 to £1500 or even more depending on the property. 

These are indicative prices. The amount you pay will depend on the property, location and surveyor, so compare quotes and check whether VAT and any valuation are included.

See our guide to how much a survey costs for more detailed information on costs and why property surveys can end up costing more.

Instantly find and compare quotes from local qualified surveyors using our find a surveyor tool

How to get a house survey

You’ll need to choose a good surveyor. To do this you should: 

1. Shop around: Get quotes from a few surveyors and compare. Don’t automatically use the surveyor suggested by your estate agent or the survey service offered through your mortgage lender. Compare the price, what’s included and availability before deciding.
2. Double check: Check your house surveyor is a member of RICS – look for the letters AssocRICS, MRICS or FRICS after their name. The RICS ensures that all its members maintain professional standards in their work. Alternatively, check they are a current member of the Residential Property Surveyors Association if you’re commissioning an RPSA survey. Choose someone with experience of the type of property you’re buying.
3. Know what you’re getting: We often hear complaints that property survey reports come with so many caveats that it is difficult to know how to respond to them. So ask if you can see copies of past reports – will that sort of report be useful for your situation? 

And when booking your property survey, always:

• Read the Terms of Engagement the property surveyor gives you as this will tell you what they will and won’t be doing. 
• Find out when the house survey will be undertaken and when you’ll get your report.
• Have direct contact with the house surveyor who’ll be undertaking the property survey so you’re able to ask questions if anything is unclear.
• Check whether the quote includes VAT, a valuation if needed, and a discussion of the findings.

How can I get the most out of my survey?

When you appoint your house surveyor tell them if there are any particular concerns you have about the property.

Talk to your surveyor about any particular concerns you would like them to look into while undertaking the survey. Most people prepare themselves by understanding what a surveyor does. But speak to your surveyor as well up front.

You could ask your surveyor if you could attend the survey visit in the last 10 minutes to point out things that worry you and ask about them. Agree this in advance with the surveyor and seller, rather than assuming you can attend.

Once you receive the report, talk through anything you don’t understand with the surveyor. Also, make sure your conveyancing solicitor has a copy.

What is a property surveyor?

Property surveys should be carried out by qualified surveyors. Check the surveyor you instruct is a member of one of the two main professional bodies. 

• The Royal Institution of Chartered Surveyors (RICS)
• The Residential Property Surveyors Association (RPSA)

Bear in mind, a local surveyor is likely to have a better knowledge of market values in the area. Equally, if you are buying an unusual house, get a surveyor with experience in that specific field. 

Survey costs vary from company to company, and depend on the size and location of the property. 

How long does a house survey take? 

How long it takes to carry out a house survey will depend on the size of the property and the type of property survey you choose.

However, for example:

• A RICS Level 1 survey may only take an hour to complete
• A RICS Level 2 survey (previously known as homebuyer surveys) could take up to 4 hours, although it can take longer.
• While a RICS Level 3 survey, also known as a full structural survey, can take much of the day, depending on the property.

The surveyor will then need time to prepare the written report, so check when you can expect to receive it before booking.

For more information, see our guide How long does a survey take?

Do you need a survey on a new build property?

For new build properties, we recommend that a professional snagging survey is carried out.  A snagging survey will identify defects or problems which need fixing by your developer. A professional snagging survey on a new build should spot minor issues like a door that’s misaligned and catching on the carpet to flagging visible signs of more serious problems needing specialist investigation. These typically cost between £350 and £600.

If the new build you are buying is built and ready, do a snagging survey ideally before exchange. If it’s off-plan, then try to carry out the survey pre-completion when you will have more negotiating power to get any problems fixed. If this isn’t possible, it’s advisable to get a snagging survey carried out as soon as you can after moving in.

Given the number of complaints and calls for help we get from visitors to our website, the HomeOwners Alliance is proud to have teamed up with one of the best known snagging inspectors in the UK, New Build Inspections. Unlike many other snagging companies, they never work for developers or builders so can retain their independence. Get a free, no obligation quote from New Build Inspectors.

Are homebuyer surveys a legal requirement?

No. In England, Wales and Northern Ireland, buyers aren’t legally required to commission a house survey. In Scotland, however, sellers must usually provide a Home Report, which includes a survey and valuation. Buyers can choose to arrange further surveys or investigations if needed.

However, most professionals advise you to have a survey carried out before you buy the property. And our 2024 Homeowner survey revealed that of those homebuyers who had a survey undertaken, nearly a third (30%) took action as a result of issues flagged in the survey. Of those who had a survey, 10% renegotiated the purchase price, while 9% got the sellers to fix the problems.

What to do if issues are flagged in your survey

If the property you want to buy has items flagged in the survey, discuss the findings with your surveyor and get estimates for any repairs before deciding how to proceed. Our guide explains Red flags on a house survey: what to look for and what to do next. You may be able to get the seller to address issues or adjust the purchase price.

When should I do a homebuyer survey?

With homebuyer surveys, the best time to get it done is as soon as your offer on a house has been accepted. Booking early gives you time to investigate any problems, obtain repair estimates and negotiate with the seller, helping to avoid delays later.