What Level of Survey do we Need?

Are you finding it hard to decide which level of survey to choose?

If you've started the process of buying a home, you've probably already discovered that there isn't just one type of survey available. Instead, you'll see references to RICS Level 1, Level 2 and Level 3 Home Surveys.

For many buyers, this simply creates another decision to make at what is already a stressful time. Estate agents, mortgage brokers, family and friends will often have their own opinions, but which survey is actually right for you?

The answer isn't always as straight forward as choosing the most expensive option or the cheapest one. The right survey depends on the property you're buying and how much information you want before committing to what is likely to be one of the biggest purchases you'll ever make.

What is a Level 1 Survey?

A Level 1 Home Survey is the most basic survey availableunder the RICS Home Survey Standard.

It is designed for newer, conventionally built properties that appear to be in reasonable condition. The survey identifies visible defects, provides condition ratings and highlights anything that requires urgent attention or further investigation.

However, it is important to understand what a Level 1 survey does not do. It does not provide detailed explanations of defects or advise how repairs should be carried out. Instead, it tells you what has been found and whether further advice should be obtained.

For many buyers, this level of survey simply doesn't provide enough information to make an informed decision.

What is a Level 2 Survey?

A Level 2 Home Survey is by far the most popular choice and is suitable for the vast majority of conventional houses, bungalows and flats.

Like a Level 1 survey, it identifies defects and uses condition ratings to help you understand their significance. However, it goes much further by explaining what those defects are, why they matter and what repairs or maintenance may be required.

Where appropriate, it will also recommend that further investigations are carried out by a suitable specialist before you commit to buying the property.

For most modern homes and properties built using traditional construction methods, including those with reasonably simple extensions, a Level 2 survey provides an excellent balance between detail and value.

What is a Level 3 Survey?

A Level 3 Home Survey is the most comprehensive inspection available.

It is generally recommended for older properties, larger homes, buildings that have been significantly altered or extended, properties of unusual construction, or homes that are in visibly poor condition.

A Level 3 survey provides a much more detailed assessment of defects, discusses their likely causes, considers repair options and explains the potential implications of leaving significant defects unresolved. It is intended to give buyers a much deeper understanding of the condition of the property and the likely maintenance it may require in the future.

Which survey do I actually need?

There is no simple rule that says every Victorian property needs a Level 3 survey or every modern house only needs a Level 2. Every property is different.

As a general guide:

• Level 1 – Suitable for newer properties in good condition where only a basic overview is required.
• Level 2 – Suitable for most traditionally built homes that appear to be in  reasonable condition.
• Level 3 – Usually the better choice for pre-Victorian, larger, significantly altered or non-standard properties, or where significant defects are already apparent.

If you're unsure, it's always worth asking your surveyor before you book. An experienced surveyor will usually recommend the most appropriate survey based on the property's age, construction and condition, rather than simply suggesting the most expensive option.

We are happy to help

At Hill Home Survey, we regularly speak to buyers who are unsure which survey they need. Sometimes a Level 2 survey is exactly the right choice. On other occasions, a Level 3 survey will provide the additional detail needed to make an informed decision.

If you're still unsure, we'd be happy to discuss the property you're buying and recommend the survey that best suits your circumstances. There is no obligation to book, but a short conversation before arranging your survey can often save both money and uncertainty later in the buying process.

‍

© Hill Home Survey, 2026. All rights reserved.

The content within this blog is strictly for information only. It is not intended to be and must not be construed as advice. The information provided was correct at the time of writing.

For further information and to discuss the correct survey type for the property you are buying and/or your valuation options, please contact Hill Home Survey on 01733 855232