Choose the inspection around the building and your plans. A higher price or a newer appearance does not, on its own, tell you which survey is appropriate.
Begin with the building, not a package name
A survey booking starts with a conversation about the home you intend to buy. Share its approximate age, construction, visible condition and alterations, together with what you want to do after moving in. A carefully maintained flat and an extended period house may raise very different questions, even when their asking prices are similar.
RICS distinguishes three levels of home survey. Its consumer guidance links the choice to the property’s age, size, condition, complexity and originality. A lender’s valuation is a separate, limited assessment for lending purposes; it is not a detailed account of the condition you will inherit.
Sources [1]
Compare the three levels
| Level | Typical starting point | What to expect |
|---|---|---|
| Level 1 | A conventional home in good condition. | A concise condition assessment identifying risks and urgent defects, generally without detailed repair advice. |
| Level 2 | A conventional, reasonably maintained home with a straightforward form. | More detail on condition, defects and maintenance. Survey-only and survey-with-valuation versions are different services. |
| Level 3 | An older, altered, unusual or run-down property, or one where major work is planned. | A more extensive assessment with fuller discussion of defects, repair options and maintenance. |
These are starting points for discussion, not a diagnosis of your property. Ask the surveyor to explain why the proposed scope suits this particular building.
Understand what access and testing mean
A survey is not an opening-up exercise that reveals every concealed part of a building. The agreed level and safe access determine what can be inspected. RICS inspection guidance also distinguishes observing visible services from specialist testing: a home survey is not an electrical test or a boiler service.
Before booking, ask how the report will record inaccessible areas, which concerns may need another specialist and whether any optional investigation must be arranged separately. If access is restricted, decide what information you still need rather than treating a blank area in the report as confirmation that everything is sound.
Give your surveyor a useful brief
Prepare a short note instead of relying on a long collection of property photographs. Name the rooms or features that concern you and explain your intended changes. “We want to remove the kitchen wall” is more helpful than “we may renovate”.
For an illustrative purchase of an extended house in Romford, useful questions might include whether the extension junction needs closer examination, what is accessible in the roof space and which documents your conveyancer should request. This is an example of a briefing conversation, not a finding about any particular property.
Ask when the report will arrive and how you can discuss it afterwards. Leave yourself time to understand recommendations before making the relevant purchase commitment with your conveyancer.
Turn the report into an action list
Read the summary, then the supporting sections and photographs. Create three lists: questions for the surveyor, documents for the conveyancer, and work or specialist enquiries needing a separate quotation. Record who will answer each question and what remains unresolved.
A useful follow-up question is specific: “What could not be checked, and what would resolve that uncertainty?” Avoid reducing a report to a count of warning symbols. The practical importance of a finding depends on its implications, access limitations and the decisions you need to make.
Your checklist
- Property address, sales listing and approximate age.
- Known extensions, alterations and previous reports.
- Your intended renovation or maintenance plans.
- Questions about access, report timing and follow-up support.
- Written confirmation of the agreed scope and whether valuation is included.
Common questions
Does Level 2 always include a valuation?
No. RICS lists separate survey-only and survey-with-valuation versions. Check the written service description before booking.
Can I choose a survey just from the property’s age?
Age is one consideration. Explain the construction, alterations, condition and your plans so the scope can be chosen for the whole picture.
Sources & further reading
Source material checked on 6 October 2026. Official guidance may change.
- RICS — House surveys: types and benefits
- RICS — Home Survey report options
- RICS — Scope of inspection, Level 1
- RICS — Scope of inspection, Level 2
- RICS — Scope of inspection, Level 3
General guidance for property owners in England. Your property, circumstances and agreed inspection scope determine the advice you need.
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