Should I Get a Survey?

Picture this: you’ve just purchased your dream home, and it’s beautiful! All the right-sized rooms, a perfect layout and a lovely garden, you couldn’t have wished for more…

But now imagine, after a few months, you find out there is a serious problem with the foundations that will cost tens of thousands to fix and will make it difficult to insure or sell the property in the future.

And that it is a problem that would have been identified with the right survey...

Buying a property is exciting, but it’s also sensible to stop for a moment and ask yourself, 'What am I really buying?'

This is where a survey comes into its own. A survey doesn’t tell you whether to love a home or not. It tells you what shape the property is in and highlights any issues you should know about before you commit.

The survey’s findings aren’t meant to stop you from buying. They help you understand what moving forward really involves. But which sort of survey should you go for?

This article explains the different types of surveys and when each one is most suitable.

The Three Levels of RICS Surveys Explained

In the UK, surveys under the Royal Institute of Chartered Surveyors (RICS) are organised into three levels, which makes it easier to pick the right one for your needs.

Level 1 (or ‘Condition Report’)

Often taken for:

• New-builds
• Recently built homes
• Properties that might seem to be in very good condition, but you still want a professional to check them.

A Level 1 survey is the most basic option. It gives you:

• A snapshot of the property’s overall condition
• Clear “traffic light” ratings for different elements
• Potential Identification of urgent issues

It doesn’t look beneath the surface or check things that aren’t visible. If it finds issues, it won’t provide detailed advice about repairs or cost estimates. Think of it as a health check, not a diagnosis. It can highlight areas that may need a closer look, which we’ll discuss later.

Level 2 (or ‘Homebuyers Report’)

Good for:

• Most conventional homes
• Properties built after around 1900
• Homes that look fairly typical for their age and type

A Level 2, the ‘Homebuyers Report’, is a popular choice for buyers. These offer:

• A more detailed inspection of the property, including deeper checks into those things that are not immediately visible
• Advice on defects and potential problems
• Guidance on repairs and maintenance
• A market valuation and reinstatement cost (if requested)

It’s ideal if you want reassurance without forensic detail, albeit the detail it provides is comprehensive. The report uses a traffic-light system to help you quickly spot urgent and less urgent issues.

One word of caution: red flags don’t always mean major problems. Something that can’t be inspected could be listed with a red flag – for example, electrics. A red flag here doesn’t necessarily mean the property needs a full rewire – it might just mean that the surveyor recommends you get the electrics checked by a qualified person because they were unable to be tested on the day.

Don’t panic if you see amber or red flags. Read the surveyor’s comments, which are intended to inform you and help you decide what to do next.

Level 3 (a Building Survey)

Often taken for:

• Older properties
• Period homes
• Homes with visible issues
• Properties you plan to renovate or extend

This is the most comprehensive survey available and what people often mean when they say “full structural survey”, although that term is no longer officially used. The other option is a structural engineer’s report, but those really focus on other things - i.e., those pertaining purely to the structure - and won’t look at some issues that might concern you as a buyer (for example, damp).

A Level 3 survey:

• Looks at the structure and fabric of a building in detail
• Explains defects, their causes, and likely consequences if not addressed
• Offers advice on repairs and future maintenance
• Is hyper-focussed on the specific property

If the property is unusual, historic, or clearly in need of work, this is usually the best choice. It again uses the traffic light system, but with more detail provided. This can help you focus on what really matters and give advice in a way that’s more reassuring for issues that aren’t serious.

Do “Full Structural Surveys” Still Exist?

The term ‘full structural survey’ is still widely used in conversation, but under current standards, it has been replaced by the Level 3 Building Survey, which serves the same purpose and is more clearly defined.

If someone suggests a “full structural survey”, they’re almost certainly referring to a Level 3 – but as mentioned earlier, they could mean a structural engineer’s report. These are not the same thing and are not carried out by RICS surveyors.

Specialist Surveys When Buying a Property

Sometimes a general survey recommends further investigation by a specialist. This isn’t necessarily a bad sign – it is often just a sensible next step recommended by a professional.

Think of it like a GP picking up an irregular heartbeat. They don’t strap the patient down and fit them with a pacemaker; they refer them to a cardiologist to find out what’s going on.

Maybe they do need a pacemaker… or maybe this is just the way they are, and no harm will come from it. The point is, the specialist is there to work that out and tell them.

It’s the same with properties and surveys. Common specialist surveys include:

• Electrical survey – checks wiring, safety, and compliance with modern regulations
• Gas survey – checks boilers, heating systems, and other gas appliances, such as cookers and hobs.
• Damp and timber survey – inspects and measures for damp, rot, or woodworm.
• Asbestos survey – especially relevant in properties built in the last century (i.e., up to 1999, when asbestos was entirely banned!) and even more especially pre-1985, when blue and brown asbestos was banned.
• Drainage survey – checks underground pipes and drainage.
• Roof survey – useful if access was limited during another survey or if the surveyor, buyer, or anyone helping the buyer identifies concerns, such as bowing

These are usually targeted and practical, focusing on a specific risk rather than the whole property.

So… Which Survey Should You Choose?

You should take whatever survey gives you full peace of mind. As a general guide:

• Newer, straightforward home? Level 1 or Level 2
• Typical family house? Level 2, unless you have any anxiety or concerns
• Older, altered, or character property? Level 3

Your decision should be based on the property and the risk, not just the price.

A Final Word

A survey isn’t about scaring you off a purchase or giving you reasons to renegotiate the price. It’s about providing clarity and giving you confidence as a buyer, with a greater ability to make well-informed decisions.

Most properties have issues. Even newly built properties can have issues. The important thing is knowing what they are, how serious they might be, and whether you’re comfortable proceeding at the price you are paying.

If you’d like advice on which survey makes sense for a particular property, ask a surveyor – they aren’t there to oversell a survey, they are regulated and accountable professionals.

Getting a survey can feel like an expense – but it could also turn out to be the best money you ever spent.

If you’re looking at placing your property on the market, e-mail Nick Harris or Teresa Ling on hello@quarters.agency – we’re here to help!