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RICS surveys explained: Level 2 vs Level 3 — which do you need?
QuoteMyMove 1 February 2026 6 min read
Two surveys. One major decision. Here's exactly which RICS report level you need for the property you're buying.
The Royal Institution of Chartered Surveyors (RICS) defines three survey levels. Level 1 is rarely worth doing. The two that matter for most buyers are Level 2 (HomeBuyer Report) and Level 3 (Building Survey).
Level 2 — HomeBuyer Report
- Best for: conventional homes built after 1930 in apparently good condition
- Typical cost: £350–£600
- Surveyor on-site: 1.5–2.5 hours
- Includes: condition ratings (1/2/3), valuation, energy efficiency
- Excludes: invasive checks, behind-plaster issues, roof voids inaccessible from a ladder
Level 3 — Building Survey
- Best for: older, period, listed, extended or visibly distressed properties
- Typical cost: £600–£1,200
- Surveyor on-site: 3–5 hours
- Includes: structural review, lifted manhole inspection, photographic detail of every defect, repair advice
- Doesn't include: structural engineering calculations or specialist tests (those come separately)
Which should you choose?
If your property is post-1960, brick-built, in obvious good condition and unmodified — Level 2 is almost always enough. If it's pre-1930, has visible cracks, sloping floors, a complex roof or any extension you can see — Level 3 is the safer call. The £400–£600 difference typically pays for itself many times over in price renegotiation.
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