RICS Survey Levels 1, 2 and 3: What Each Means for Your Sale

When a buyer commissions a property survey, they will almost always choose one of the three RICS Home Survey levels. Each provides a different depth of inspection and a different level of detail in the report. As a seller, understanding what each level covers helps you anticipate what will be checked, prepare your property, and respond appropriately to findings.

If you are considering commissioning your own vendor survey, this guide also helps you choose the right level for your property. For a broader overview of property surveys and how they affect your sale, see our seller's guide to property surveys.

Overview: the three RICS levels

Level 1: Condition Report

What it covers

The Level 1 Condition Report is the most basic RICS survey. It provides a straightforward assessment of the property's condition using the traffic-light rating system (Condition 1, 2, or 3) for each element. It tells the buyer what condition each part of the property is in, but does not provide advice on repairs, maintenance, or costs.

What it does not include

• No advice on repairs or maintenance
• No market valuation
• No insurance rebuild cost
• No assessment of legal issues
• Limited commentary on defects

What this means for sellers

Level 1 surveys are rarely chosen by buyers because they provide so little actionable information. If a buyer does choose a Level 1, it suggests either that the property is modern and in obviously good condition, or that the buyer is on a tight budget and accepting limited information.

From a seller's perspective, a Level 1 is less likely to trigger renegotiation because it contains less detail. However, it is also less likely to provide reassurance to the buyer, as any Condition 2 or 3 ratings are noted without explanation or context.

For pre-sale purposes: Level 1 is generally not recommended for vendor surveys. The lack of repair advice and valuation means it does not give you the actionable information you need to prepare effectively.

Level 2: HomeBuyer Report

What it covers

The Level 2 HomeBuyer Report is the most popular survey level and provides a comprehensive assessment for standard residential properties. It includes:

• Condition ratings (1/2/3) for every element of the property
• Descriptions and advice on defects, including what needs to be done and how urgent it is
• Market valuation — the surveyor's professional opinion of the property's market value
• Insurance rebuild cost — the estimated cost of rebuilding the property from scratch
• Issues for legal advisers — matters that the buyer's solicitor should investigate
• Risk assessment — specific risks including damp, asbestos, flooding, subsidence

What it does not include

• Detailed analysis of construction methods and materials
• Estimated repair costs (it advises on what needs doing but not what it would cost)
• Inspection of areas that are not readily accessible without moving furniture or lifting carpets

What this means for sellers

A Level 2 survey is the most common trigger for post-survey renegotiation. Because it includes condition ratings and repair advice, buyers have both the evidence and the context to request price reductions. The valuation figure is also important — if it is below the agreed sale price, the buyer's mortgage lender may downvalue the property.

That said, the structured format of a Level 2 report also benefits sellers. Because each finding has a clear condition rating and description, you can assess whether the buyer's renegotiation request is proportionate. A request for £10,000 off based on Condition 2 items (amber — not urgent) is easier to push back on when you understand the rating system.

For guidance on interpreting condition ratings, see our guide on how to read a survey report as a seller.

For pre-sale purposes: Level 2 is the recommended choice for most sellers commissioning a vendor survey. It provides enough detail to identify and address issues, includes a valuation to support accurate pricing, and costs significantly less than a Level 3. For help deciding whether commissioning one is right for your situation, see our guide on whether a pre-sale survey is worth it.

Level 3: Building Survey

What it covers

The Level 3 Building Survey (formerly known as a Structural Survey) is the most comprehensive inspection available. It is designed for properties that warrant a more detailed assessment due to their age, size, construction type, condition, or planned alterations.

A Level 3 survey includes:

• Detailed description of the construction and materials used throughout the property
• Comprehensive defect analysis — not just what is wrong, but why, how it happened, and how it could progress
• Repair options and estimated costs — multiple approaches to remediation with indicative pricing
• Future maintenance advice — what work will be needed in the coming years
• Technical analysis of structural elements including foundations, load-bearing walls, and roof structure
• Valuation (if requested — often included but not always)

Report format

Unlike Level 1 and Level 2, a Level 3 report is often more narrative in format. Some surveyors still use condition ratings, but many provide detailed written descriptions instead of or in addition to the traffic-light system. Reports are typically 30-50 pages or more and include detailed commentary on each element.

What this means for sellers

If you are nervous about what the buyer's survey might find, knowing which level they have chosen helps you understand the depth of inspection to expect. If a buyer commissions a Level 3 survey on your property, it usually means:

• The property is older (pre-1930) or of non-standard construction
• The buyer is being thorough — which is generally a sign of a serious, committed purchaser
• The buyer may be planning renovations and wants to understand the property's structure in detail

A Level 3 report will identify more issues than a Level 2 simply because it looks in more detail. However, it also provides more context, including repair options and cost estimates. This can actually help sellers, because the conversation moves from "the survey found problems" to "the survey found X, which would cost Y to fix" — a much more specific and manageable negotiation.

For pre-sale purposes: Level 3 is recommended for vendor surveys on properties that are pre-1900, listed, have non-standard construction (timber frame, concrete panel, steel frame, thatched roof), or have known or suspected structural issues. The additional cost (£600-1,500 vs £400-700 for Level 2) is justified by the depth of information.

Choosing the right level for a pre-sale survey

For guidance on finding a surveyor for your pre-sale survey, see our guide on how to choose a surveyor when selling.

How each level affects your sale

The survey level the buyer chooses has practical implications for your sale:

• Level 1: minimal findings, minimal disruption. Unlikely to trigger significant renegotiation but also provides limited reassurance to the buyer.
• Level 2: the most common level and the most common trigger for renegotiation. The structured format with condition ratings makes it easy for buyers to point to specific issues and request reductions.
• Level 3: the most detailed assessment. May identify more issues but also provides more context and nuance. Buyers who commission Level 3 surveys tend to be serious and well-informed, which can make negotiations more rational.

Regardless of which level the buyer chooses, preparing your property before the survey visit — clearing access, fixing minor issues, gathering documentation — makes a significant difference. See our seller's checklist for a detailed preparation guide.

Frequently asked questions