What type of survey do I need?

A home 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.

There are essentially four different types of RICS surveys that are designed to assist the home buyer. These are listed below:

• RICS Home Survey (Level 1)

• RICS Home Survey (Level 2)

• RICS Home Survey (Level 2 Plus)

• RICS Home Survey (Level 3)

RICS Home Survey (Level 1)

This replaces the RICS Condition Report. It is the most basic - and cheapest - survey. It doesn't go into much detail and provides no advice or valuation. You can choose this survey if you are buying a property that appears to be in reasonable condition, built from conventional building materials, such as brick. Broadly speaking, it will provide a summary of any risks to the building, grounds or people. It uses a traffic light system to rate any issues, problems and condition of the building, showing the importance of any problems. The time it takes to carry out this survey will depend on the house itself, but generally, it will take about an hour.

The typical cost of this survey is £300 - £900.

RICS Home Survey (Level 2)

More comprehensive than the Level 1 Survey, a Level 2 Survey can be used for many different properties, including conventional buildings and homes built after 1800. This is the most popular survey; it's recommended in many instances as it's suitable for flats and houses equally.

You can get a level 2 survey with or without a valuation. If you opt for a survey with a valuation, which is essential a Level 2 Plus, you will get a list of any problems that might affect the value, information on market value and what the insurance reinstatement figure should be.

This survey could take up to three hours to carry out.

The typical cost of this survey is £400 – £1000.

RICS Home Survey (Level 3)

A level 3 building survey is a much more detailed and comprehensive building survey when compared to a level 2 survey. A level 3 survey is typically recommended on:

• Older properties - typically ones that were built before 1800.

• Listed buildings, which are those that are considered to be of special architectural or historic interest.

• Properties that have been constructed in an unusual way.

• Properties which you intend to renovate or modernise.

A level 3 building survey is the highest level of building survey that you can have conducted, as it covers most old, listed or unique properties in the most comprehensive and thorough way.

The typical cost of this survey is £600 - £1,500+.

The following table may help you to choose the right RICS Home Survey for you. If you have particular requirements, or you remain unsure as to the type of survey you require, please do not hesitate to contact us.

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 feature, and helps you 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.