Is a mortgage valuation enough?

No. A mortgage valuation is prepared for the lender to check the property is adequate security for the loan. It is not a condition survey, it is not written for you, and you generally cannot rely on it.

Does a Level 2 report include a valuation?

Not automatically. A valuation is included only where it is specifically commissioned as part of the instruction, so confirm it in writing before the inspection.

Is a Level 3 building survey the same as a structural survey?

No. People often use the phrase 'structural survey' loosely, but a Level 3 report is a surveyor's detailed condition report. It is not a structural engineer's report and contains no structural calculations or design.

Can the surveyor lift floorboards or open up walls?

Not as part of a standard survey. Those are intrusive investigations, arranged separately and usually with the owner's written consent.

Property survey (RICS Home Survey Standard)

Property surveys: which level do you actually need?

Compare RICS Home Survey levels 1, 2 and 3, see what each one covers, and work out which survey suits the property you are buying.

Ask KJ which survey you need 01706 318200

Last reviewed 31 August 2026

Which property survey should I book?

A property survey is an independent inspection of a building's condition, reported to you rather than to a lender. Under the RICS Home Survey Standard there are three levels. Level 1 suits conventional, apparently well-kept homes. Level 2 gives fuller detail on condition, repairs and matters for your legal adviser. Level 3 suits older, larger, altered, unusual or run-down properties, and properties where major work is planned.

At a glance

Who it is for: Buyers, owners and anyone planning work on a building.
Who the report belongs to: You. A lender's mortgage valuation is a separate report prepared for the lender.
Choosing a level: Driven by the property's age, construction, alterations and visible condition — not by the purchase price alone.
Valuation: Not automatically included at Level 2 unless a valuation is specifically commissioned.

What a survey is, and what it is not

A survey is a written opinion on the condition of a building based on what the surveyor can see and safely reach on the day. It flags defects, risks and things that need investigating before you commit.

It is not a guarantee, an insurance policy or a test of anything hidden behind finishes. Where a defect points to a specialist discipline, the report should say so and stop, rather than guess.

How the three levels differ in practice

The difference between the levels is depth of investigation and depth of reporting, not the surveyor's competence. A Level 1 report is a concise condition overview. A Level 2 adds a fuller commentary on condition, repairs, maintenance and issues your conveyancer needs to know about.

A Level 3 is the most detailed of the three: it describes construction, sets out the cause of defects where that can reasonably be established from a visual inspection, and explains the likely consequences of not acting. A Level 3 report is still a surveyor's report — it is not a structural engineer's report, and it does not contain structural calculations or engineering design.

Where a mortgage valuation fits

If you are borrowing, your lender will usually arrange its own valuation. That report answers the lender's question — is the property adequate security for the loan — and it is not a substitute for a buyer's survey. You may never see the full document, and you generally cannot rely on it.

Home Survey Standard levels compared

Scope in outline. The right level depends on the specific building, not a formula.

	Level 1	Level 2	Level 3
Typically suited to	Conventional properties in apparently reasonable condition	Conventional properties where more detail on condition is wanted	Older, larger, altered, unusual or visibly run-down properties, or where major work is planned
Reporting depth	Concise condition overview	Condition, repairs, maintenance and matters for legal advisers	Detailed account of construction, defects and their likely causes and consequences
Valuation included	No	Only if specifically commissioned	Only if specifically commissioned
Advice on repair priorities	Limited	Yes, in outline	Yes, with remedial options explained

Who this is for

A good fit if

Buyers who want an independent view of condition before exchange
Owners planning an extension, conversion or major repair
Anyone whose lender valuation has raised a query they do not understand
Executors, trustees and landlords who need a record of condition

Not the right choice if

Anyone who needs structural calculations or engineering design — that is a structural engineer's work
Anyone who needs a formal Red Book valuation figure only, with no condition advice
Buyers who want an opening of floors, walls or drainage as part of the fee — that is intrusive investigation, commissioned separately

Home Survey Standard levels

The three core levels, plus the combined survey and valuation instruction.

RICS Level 1 condition report

A concise condition overview for conventional, apparently well-kept homes.

RICS Level 2 homebuyer report

Fuller detail on condition, repairs and matters for your legal adviser.

Level 2 survey with valuation

The Level 2 inspection where a valuation is specifically commissioned.

RICS Level 3 building survey

The detailed option for older, altered, unusual or run-down buildings.

Period property survey

Solid walls, lime mortar, timber frames and the defects that follow them.

Flat and leasehold survey

Demise, communal areas and the parts of a block your lease makes your problem.

New-build snagging survey

A defects list for the developer before and after completion.

Pre-offer viewing report

A quick professional read on a property before you commit to an offer.

Pre-completion inspection

A last look before keys change hands, especially on new or vacant homes.

Buy-to-let investment survey

Condition plus the maintenance liabilities a landlord inherits.

Work out your level in three questions

Answer these in order. The first honest 'yes' usually sets the level.

1.Is the property older, extended, altered, unusual or visibly in poor repair?
If yes, plan on Level 3. That is exactly the situation the level exists for.
See what a Level 3 covers
2.Is it conventional, but you want to know what you are taking on?
Level 2 is the usual choice. Ask specifically about a valuation if you want one, because it is not automatic.
See what a Level 2 covers
3.Is it modern, conventional and apparently well kept?
A Level 1 condition overview may be proportionate. If anything on the viewing bothered you, step up a level instead.
See what a Level 1 covers

When to bring in a specialist

Structural calculations, movement monitoring and design work — structural engineer
Asbestos-containing materials in properties built or refurbished before 2000 — a competent asbestos surveyor
Electrical installation condition, gas and heating safety — a registered competent person in that trade
Below-ground drainage — CCTV drainage investigation

Common questions

Limitations and sources

Every survey is a visual inspection of what can be safely seen and reached on the day. Concealed elements are not opened up.
Nothing on this page is legal, tax or financial advice. Talk to your conveyancer, accountant or adviser about the implications for your transaction.
General guidance on this page is not a professional opinion on your property. KJ has not inspected it.

Source: RICS · checked August 2026

Source: UK Government · checked August 2026

Last reviewed 31 August 2026.

Where to go next

which surveyor handles a house purchase — If you want the people rather than the product, start with residential surveyors.
a formal valuation figure — For probate, tax, matrimonial or insurance purposes, you need a valuation, not a survey.
a specific defect you have already spotted — Damp, cracking or a failing roof is best approached as a defect investigation.

Not sure which level fits?

Tell KJ the property's age, type and anything that worried you on the viewing, and you will get a straight recommendation with the reasoning.

KJonline

Free surveying guidance across North West England

Hi, I'm KJ. Tell me about the property or the surveying advice you need and I'll help you work out the right next step.

KJ gives general guidance only and has not inspected your property. A professional opinion follows an inspection by a surveyor.