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Valuation is not a survey
When you apply for a mortgage the lender arranges a valuation. Its only job is to confirm the property is worth enough to secure the loan. It is often brief, sometimes done from the desk without a visit, and you may not see the report. It will not tell you about the roof, the damp, the wiring or the drains. A survey is a separate report, carried out for you, by a surveyor working for you.
The three RICS survey levels
RICS (the Royal Institution of Chartered Surveyors) sets the standard for home surveys in the UK. Every RICS surveyor offers the same three levels, so you can compare like for like.
Level 1
Condition report
Best for: newer, conventional homes in good condition, or when you want a basic independent check.
- Overall condition of the property, rated by traffic light
- Flags urgent defects and risks
- Does not include repair advice or a valuation
Cost: the lowest priced option, starting from a few hundred poundsOn site: around 1 to 2 hours
Level 2 Most common
Homebuyer survey
Best for: conventional houses and flats in reasonable condition. The right choice for most buyers.
- Everything in Level 1, plus a closer look at the roof space and drainage chambers
- Advice on repairs and ongoing maintenance
- Optional valuation and rebuild cost for insurance
Cost: mid range, depends on size and valueOn site: around 2 to 4 hours
Level 3
Building survey
Best for: older, larger, unusual or heavily altered properties, listed buildings, or anything you plan to renovate.
- The most thorough inspection, with in depth analysis of construction and condition
- Detailed advice on defects, repair options and likely costs
- Can be tailored to specific concerns
Cost: the highest, often over £1,000 for larger or complex homesOn site: half a day to a full day
Which level do I need?
A quick rule of thumb. If in doubt, tell us about the property and we will point you to the right one.
New build or built in the last 10 to 15 years
A Level 1, or for a new build a snagging inspection (below) is usually more useful than a survey.
Standard house or flat, 1930s onwards, in reasonable condition
Level 2. This is what most of our clients choose.
Victorian, Edwardian or older, thatched, timber framed, listed, extended or converted
Level 3. The extra cost is small next to the cost of a missed structural problem.
Something specific worries you (damp, cracking, the roof, a tree close to the house)
Ask for a Level 3, or a specialist report on that issue alongside a Level 2.
Other reports you may hear about
Snagging inspection (new builds)
A specialist inspection that lists finishing defects for the developer to fix, ideally before you complete.
Specialist reports
Damp and timber, structural engineer, drainage (CCTV), electrical, roof or asbestos. Usually recommended by the surveyor if the main survey raises a concern.
Home Report (Scotland)
In Scotland the seller must provide a Home Report before marketing, which includes a survey and valuation.
When and how it works
Book it once your offer is accepted
Do it early in the conveyancing, so there is time to act on anything it finds before you exchange.
The surveyor visits the property
Access is arranged through the estate agent. You do not need to be there.
You get a written report, normally within a week
Send it to us. We will read it with you, and if it changes anything for the mortgage (for example a retention or a condition) we deal with the lender.
Use what it finds
Most reports raise something. Small items become a to do list; bigger ones can be used to renegotiate the price, ask the seller to fix them, or walk away.
We can arrange any survey for you
Tell us the address and what type of property it is. We will get you a quote from a RICS surveyor covering that area and book it in, so it is one less thing on your list. If you already have a WhatsApp group with us, just message there.
Prefer to find your own? RICS has a directory of accredited surveyors at ricsfirms.com, and a consumer guide to home surveys at rics.org.
Surveyor services are referred to a third party. Neither MakeMyMortgage Ltd nor PRIMIS Mortgage Network are responsible for the service received. Survey levels and cost bands are based on RICS consumer guidance. Fees depend on the size, age, value and location of the property and are quoted by the surveyor before you commit. Information correct at time of publication, September 2026, and subject to change.
