🏡 What Does a Property Survey Include?

Complete Guide for UK Homebuyers in 2025

When you're buying a home, a property survey is one of the most important investments you’ll make. Yet many first-time buyers are left wondering:

What exactly does a surveyor look at?What will the report tell me?And what won’t it tell me?

This complete guide breaks down everything you need to know about property surveys in the UK, from what’s included at each level to how much you should expect to pay in 2025.

🔍 Why Do You Need a Property Survey?

Your mortgage lender will usually carry out a basic valuation, but this is for their benefit, not yours.

A proper property survey is your protection. It can reveal structural issues, hidden defects, or future repair costs that could save you thousands down the line.

Think of it as a health check before making a six-figure decision.

🧱 The 3 Types of RICS Surveys (2025)

The Royal Institution of Chartered Surveyors (RICS) is the UK’s leading professional body for property and construction. Their standards are widely trusted. A RICS-qualified or RICS-registered surveyor has undergone rigorous training and follows strict ethical and professional guidelines, giving you peace of mind that your survey is being carried out to the highest standard.

RICS offers three official levels of home survey to suit different types of properties and buyer needs:

• Level 1 (previously called a Condition Report)
• Level 2 (previously called a HomeBuyer Report)
• Level 3 (previously called a Building Survey)

Here's what each one includes:

🔹 Level 1 Survey (Condition Report)

✅ Best for: New builds or modern homes in good condition.

Includes:

• Visual inspection of accessible areas
• Simple red/amber/green traffic light condition ratings
• Identification of urgent defects
• Brief summary of repair priorities
• Legal risks that might affect the property

Does not include:

• Advice on repairs or maintenance
• Cost estimates for any repairs
• Inspection behind furniture or under flooring
• Roof spaces or cellars
• Property valuation (optional extra)

💰 Typical cost: £290–£500

Ideal if you just want a quick, low-cost snapshot of the property’s condition.

🔹 Level 2 Survey (HomeBuyer Report)

✅ Best for: Most properties built after 1870 that appear in reasonable condition.

Includes:

• Everything in Level 1, plus:
• Checks of roof spaces and cellars
• Detailed visual inspection
• Repair advice and cost guidance
• Comments on heating, electrics, plumbing
• Valuation (if requested)
• Insurance rebuild cost estimate

Does not include:

• Structural analysis
• Testing of services (e.g., electrics, gas)
• Moving furniture or floor coverings
• Full repair cost breakdowns

💰 Typical cost: £400–£1,000

The most popular and well-rounded option for typical homebuyers.

🔹 Level 3 Survey (Building Survey)

✅ Best for: Older properties (150+ years), those with unusual construction, or if you're planning major works.

Includes:

• Comprehensive inspection of all accessible areas
• Moving items where feasible for access
• Full analysis of construction, materials, and services
• Detailed repair, maintenance, and cost advice
• Appendices with technical breakdowns
• Optional property valuation

Does not include:

• Specialist testing (but recommendations may be given)
• Costings from contractors
• Legal or planning guidance
• Asbestos or contamination checks

💰 Typical cost: £630–£1,500+

Essential for period homes or properties where you want a deep dive into structure and condition.

📄 What Every RICS Survey Includes

Regardless of level, all RICS reports provide:

🏠 Property Details

• Address, type, and approximate age
• Construction materials
• Internal layout

🛠️ Condition Assessment

• Review of major building elements
• Colour-coded defect ratings
• Prioritised action list

⚠️ Legal & Safety Issues

• Boundaries and rights of way
• Safety concerns
• Legal issues affecting ownership

📌 Executive Summary

• Key takeaways and urgent issues
• Summary of condition and risks
• Guidance for next steps

🟩 Understanding the Traffic Light System

Surveyors use a 1–3 scale to rate defects:

• Green (1) – No repairs needed
• Amber (2) – Defects that require attention but are not urgent
• Red (3) – Urgent or serious defects needing immediate action

Common elements inspected:

• Roof and roof space
• Rainwater pipes and gutters
• Walls, windows, doors
• Floors and internal structures
• Heating, electrics, plumbing
• Drainage and insulation

🚫 What a Survey Doesn’t Include

It's important to understand what surveyors don’t do:

• Predict future wear and tear
• Provide detailed contractor quotes
• Perform intrusive investigations
• Test gas or electrical systems
• Evaluate decorative finishes
• Assess planning permissions
• Inspect areas not safely accessible

Examples of inaccessible areas:

• Behind kitchen units
• Beneath carpets
• Inside walls or foundations
• Roofs without safe access

🔧 When You Might Need Additional Surveys

If your report raises concerns, you may need:

• Electrical Inspection – For outdated or unsafe wiring
• Gas Safety Check – For boilers or gas appliances
• Damp Survey – If moisture is suspected
• Structural Engineer Report – For movement or cracks
• Asbestos Survey – Especially in properties built before 1980
• Environmental Report – For land contamination or flood risk

💷 Survey Cost Guide for 2025

Costs vary by property value and location:

📍 Expect to pay 10–20% more in London and the South East.

🧭 How to Choose the Right Survey

Choose Level 1 if:

• Buying a new or nearly new home
• You just want a basic condition summary
• You're on a tight budget

Choose Level 2 if:

• Buying a standard property built post-1870
• You want repair advice and a rebuild cost
• You need a solid balance of cost and detail

Choose Level 3 if:

• Buying a period property or listed building
• The home has extensions or unusual construction
• You're planning renovations or suspect issues

✅ Getting the Most from Your Survey

Before the survey:

• Tell the surveyor about any known concerns
• Ensure access to all rooms, roof space, etc.
• Ask about optional services (valuation, rebuild cost)

After the survey:

• Read the executive summary first
• Focus on red and amber flags
• Get quotes for urgent work
• Use findings to negotiate or budget for repairs
• Plan long-term maintenance

📌 Final Thoughts: Why Surveys Matter

A survey isn't a legal requirement, but skipping it is risky. It gives you expert insight into the property and peace of mind or the chance to walk away.

The most expensive survey is the one you don’t get.

Choose the right level for your situation, understand the findings, and act on them. That’s how you protect your purchase and your future.

📎 Survey prices and details are correct at time of writing (2025). Always confirm with a qualified RICS surveyor before proceeding.