House Survey Types: What Survey Do You Need When Buying a House?

When buying a property, choosing the right type of house survey can save you thousands in unexpected repair bills. Most buyers don't know which survey they actually need, and with three RICS levels, as well as snagging surveys for new-builds, it can feel confusing.

This guide explains the different house survey types, how much they cost, what each one includes, and which survey you need when buying a house so you can move forward with confidence.

Why Do I Need a Survey?

A survey can provide a buyer with peace of mind about the home they want to buy. It can be the deciding factor in whether they continue with the transaction or they walk away.

Surveys can highlight a vast range of problems in the property that may not be obvious when you view the home. Hidden defects or developing problems could lead to much bigger and costly issues down the line. A chartered surveyor is trained to identify these concerns.

Issues found in a survey include (but are not limited to):

• Asbestos
• Damp
• Subsidence
• Structural movement
• Major structural issues
• Japanese knotweed and other invasive plants
• Electrical issues
• Woodworm and other insect infestations
• Faulty drains and guttering
• Roof issues

A survey can prepare a buyer for issues in the home, allowing them to budget and plan for work needed once they move in. For example, buying a house with asbestos roof tiles could set you back £2,500. The survey report can offer maintenance advice and note if the home is of a safe standard.

It can also be invaluable when negotiating the price of the home. If issues are found - and they’re likely to be costly to fix - you can ask if the seller is willing to accept less. The seller will not receive a copy of the survey so it is up to you if you want to share the results with them.

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What Is a Home Survey?

A home survey is a professional inspection by a qualified RICS surveyor. The report highlights issues such as structural problems, damp, or defects that may be costly to repair. It gives buyers a clear picture of the property’s condition, helps with budgeting for repairs, and can support negotiations with the seller. The right survey level ensures you get the detail and reassurance needed for your specific property. If you live in a flat, read our guide on Do I Need a Survey When Buying a Flat.

Do You Need a Survey When Buying a House?

You're not legally required to have a survey when buying a house in England and Wales, but most experts strongly recommend it.

A survey helps you:

• Spot issues early (damp, rot, subsidence, structural movement)
• Renegotiate the price if repairs are costly
• Ask the seller to fix problems before you exchange
• Walk away altogether if the defects are too serious

Skipping a survey means absorbing all future costs yourself, even if the problems were invisible at viewing stage.

Types of House Survey

There are four main house survey types buyers choose from:

• RICS Level 1 Home Survey (Condition Report) – Basic overview with traffic-light ratings. No repair advice or valuation.
• RICS Level 2 Home Survey (Homebuyers Report) – The most popular survey. More detailed visual inspection, repair advice, optional valuation.
• RICS Level 3 Home Survey (Building Survey) – Most comprehensive. In-depth analysis of structure, defects, risks and repair options.
• Snagging Survey (for new-build homes) – Checks workmanship, defects and unfinished jobs so you can ask the developer to fix them.

RPSA surveys (Home Condition Survey + Building Survey) are also offered by some surveyors and sit broadly in line with RICS Level 2 and Level 3.

What Survey Do I Need When Buying a House?

Your ideal survey level depends on:

• property age
• construction type
• visible condition
• previous alterations
• whether you're planning renovations

House Survey Level Comparison:

• Modern, standard home in reasonable condition - Level 2
• Older (50+ years), unusual or heavily altered property - Level 3
• Very new home in good condition - Level 1
• New-build home - Snagging Survey

If you’re unsure deciding between a level 2 vs a level 3 survey, a RICS or RPSA surveyor can recommend the most suitable level once they know the property’s age, condition and structure.

RICS Level 1 Home Survey

The RICS Level 1 Home Survey (previously called a Condition Report) is the most basic and affordable option. It provides a clear overview of the property’s condition without going into detail.

What’s included in a RICS Level 1 Home Survey?

• Traffic-light ratings showing the condition of different parts of the building
• Highlights of significant problems and visible defects
• Summary of risks to the building, people and local environment
• Notes on legal considerations for your conveyancer

What’s not included?

• Detailed investigation beyond visible defects
• Repair advice or recommendations
• EPC
• Valuation or cost estimates

Best for: very new properties or standard homes in excellent condition.

RICS Level 2 Home Survey

The RICS Level 2 Home Survey (HomeBuyer Report) is the most common choice thanks to its detailed inspection at an accessible price point. It can support negotiations to reduce the purchase price.

What’s included in a RICS Level 2 Home Survey?

• Everything in a Level 1 survey
• Visual inspection of accessible internal & external areas
• Checks for damp, rot, movement, insulation and drainage
• Assessment of boundary walls and fences
• Advice on repairs, maintenance and priorities
• Cost guidance for urgent defects
• Optional valuation & rebuild cost for an additional fee

What’s not included?

• Checks on inaccessible areas
• Specialist testing (gas, electrics, heating)
• Examining leisure facilities (e.g., pools)

Best for: most standard, modern homes in reasonable condition.

RICS Level 3 Home Survey

The RICS Level 3 Home Survey (Building Survey) offers the most detailed assessment of a property’s structure and condition. This is different than a structural survey which is a specialised survey that offers in-depth investigation by a structural engineer focusing solely on the building’s integrity, foundations, and specific structural issues. Read more on our guide on building survey vs structural survey.

What’s included in a RICS Level 3 Home Survey?

• Everything in a Level 2 survey
• Full visual inspection including structure
• In-depth defect analysis, causes and risks
• Detailed repair options & timelines
• Commentary on materials and construction
• May include a repair schedule or rebuild cost
• Optional valuation

What’s not included?

• Intrusive tests
• Asbestos & environmental testing
• Planning permissions

Best for: older homes (50+ years), unusual builds, listed buildings, heavily altered or run-down properties, or planned renovations. For a more in-depth inspection for listed buildings there is a listed building survey which is a specialized inspection for architecturally significant properties, focusing on traditional construction materials and techniques.

Snagging Survey

Snagging surveys (snagging lists) are designed for newly built homes and assess build quality and finish.

What’s included?

• Ensures the work meets building regulations & warranty standards
• Highlights defects and incomplete work
• Notes red flags or workmanship issues
• Provides a snagging list for your developer

What’s not included?

• Structural inspection
• Specialist utilities testing
• Valuation

Best for: new-build houses and flats.

How Much Does a House Survey Cost in the UK?

The more detailed the survey, the more expensive it is likely to be. This is due to the checklist of aspects a surveyor will look at. Keep in mind that this could save you considerable amounts of money in the long run.

Costs depend on property size, age, complexity and location.

Risks of Not Getting a Property Survey

When you buy a home in the UK, there is no legal penalty for not having a survey. As a result, buyers may decide to save money and skip having a survey altogether.

However, buying a home is likely to be one of the biggest purchases you will make in your lifetime. With this in mind, you will want to make sure your investment is sound.

1. Costly Repairs

Skipping a survey runs the risk of buying a home without knowing its true condition. You could end up with a home that is plagued with issues, costing you thousands in repairs. The cost of the survey is very likely to be less than the cost of remedial work required if the home has problems.

For example, according to CheckaTrade, the average cost to rewire a 3-bedroom house is in the region of £4,450 - £8,000. In contrast, the average cost of a Level 3 survey is £656. The survey could highlight an issue like needing to rewire the home. This would allow you to budget, negotiate the price or pull out of the purchase.

2. Overpaying for the Home

Without a professional opinion on the true condition of the home, you could end up overpaying for it. Homes with defects and issues will be worth less than ones in good condition. If the home is priced without the consideration of potential problems, you could be paying more than it’s worth.

3. Safety Risk

In addition to the financial implications, you should also consider safety. A surveyor will be able to tell you if the property is structurally sound. They will also highlight any issues that need immediate attention. Without a survey, you could be putting yourself and your family at risk.

4. Negative Equity

Another risk is falling into negative equity. This happens when the home is valued at less than the remaining value of your mortgage. For example, if you buy a property with issues that impact its value, you could owe more on your mortgage than the home is worth. A professional opinion on the home could save you from buying a property that decreases in value.

Can You Get a Mortgage Without Having a Survey?

Yes, you can get a mortgage without having a survey. As we’ve mentioned, a buyer is not legally required, nor required for a mortgage, to arrange a survey. Arranging a survey is for the benefit of the buyer. This is something that should be considered whether you are using a mortgage or are a cash buyer.

More than likely, your mortgage lender will want to conduct their own valuation. This is to ensure their investment in the home (in the form of the mortgage) is secure. This is for their benefit and is unlikely to tell the buyer much about the home.

Is a Mortgage Valuation the Same as a Survey?

No. A mortgage valuation is not a survey.

• It’s for the lender, not the buyer.
• It checks if the property is worth the loan amount.
• It won’t highlight defects, risks or repair costs.
• You should always get your own independent survey.

How Do I Arrange a Survey?

Arranging a survey is usually a straightforward process so it’s recommended that you do so once your offer has been accepted. You can find surveyors by comparing local firms or asking friends and family for recommendations. If you are unsure which survey you need, you can discuss this when obtaining quotes from surveyors.

Once arranged, you will need to supply the surveyors with the address of the home. They can then organise obtaining access to the property, usually via the estate agent.

• Choose your survey type
  
• Get matched with up to 5 local RICS-regulated surveyors
  
• Confirm access with agent/seller
  
• Book and pay your surveyor directly
  
• Receive your report in 3–7 days
  
• Use findings to negotiate or request repairs

A surveyor can be found via recommendations, reading reviews or searching online. At Compare My Move, we can match you with up to 6 local RICS surveyors. This allows you to compare quotes to get the best price for your survey.

All of our surveying partners have undergone our strict verification process. This includes ensuring they are RICS-registered. Those offering snagging surveys or assisting with Party Wall matters can also be regulated by the RPSA.

What About Surveys in Scotland?

In Scotland, the seller must provide a Home Report before marketing the property. It includes:

• A Single Survey (condition + valuation)
• An Energy Report
• A Property Questionnaire

If you’re buying an older or unusual home, you may still want your own Level 3 survey.

How We Get Our Cost Data

Life's big decisions deserve cost information you can trust. The figures in this guide are based on real quotes received by thousands of Compare My Move users. We review this data regularly to keep it accurate and up to date, so it reflects what people are really paying. Read more about how we get our cost data.