What Does a RICS Survey Include?

When buying a property, it’s critical to understand the condition of what you’re committing to and any potential risks that may come with it. A survey carried out by a qualified professional provides a clear, independent view of the building’s condition before you proceed. But what exactly should you expect from a RICS survey? 

In this guide, we break down what’s included, what isn’t, and how this can replace uncertainty with clear evidence to act on. 

What is a RICS Survey?

A RICS survey is a property inspection carried out by a surveyor regulated by the Royal Institution of Chartered Surveyors. This follows a recognised, standardised framework, ensuring consistency, professionalism and a reliable report you can rely on.

There are three main levels of RICS surveys:

Level 1 – Home Survey (previously known as a Condition Report). This is a high-level overview of the property’s condition.
Level 2 – Home Survey (previously known as a HomeBuyer Report): A more detailed inspection, which may include an independent valuation, usually at an additional fee.
Level 3 –Home Survey (often referred to as a Building Survey): A comprehensive analysis of the property’s structure and overall condition.

Regardless of the level chosen, surveyors have a responsibility to identify and report on any significant issues, so inspections are carried out with a focus on uncovering potential defects and risks. The result is a detailed, practical report that gives you a clear understanding of the property’s condition.

Level 1 – Home Survey

A RICS Level 1 Home Survey provides a clear overview of the property’s condition. It highlights any visible defects, identifies potential risks and flags issues that may require urgent attention. As the most basic and typically lowest-cost option, it is designed for conventional properties such as modern houses, flats or bungalows built using standard materials and are generally in good condition. While this will identify potential issues with the property, it does not usually include detailed advice on repairs or ongoing maintenance.

Level 2 – Home Survey

A RICS Level 2 Home Survey is suited to conventional properties in reasonable condition that haven’t been significantly altered or extended but want a greater peace of mind. It provides a more detailed assessment than Level 1, along with guidance on defects, repairs and ongoing maintenance requirements.

There are typically two options available:

Level 2 (survey only): Includes everything in Level 1, plus a more thorough inspection of areas such as the roof space and drainage. It also offers clear advice on any issues identified and what action may be needed. This level is ideal if you want greater insight into a standard property, with practical guidance to support your decision.

Level 2 (survey and valuation): Includes the full survey, along with a market valuation and an insurance reinstatement figure to help ensure appropriate cover. Many surveyors treat this as a separate service that needs to be requested and paid for additionally.

Level 3 – Home Survey

A RICS Level 3 Home Survey, is the most comprehensive option available, providing a detailed, in-depth analysis of the property’s condition, along with clear advice on defects, repairs and ongoing maintenance. This level is best suited to older, larger or more complex properties, particularly those that have been altered, are in poor condition, or where significant works are planned.

It delivers a thorough assessment of all visible and accessible areas of the property, including:

• Roofs, walls and floors
• Windows and doors
• Chimneys and cellars
• Garages and outbuildings

This level of survey can also be tailored to your specific requirements, with discussions upfront to ensure the inspection reflects your concerns and plans for the property. Generally a valuation and reinstatement cost are not included as standard but can be added if required.

What Does a RICS Survey Include?

As shown above, the level of survey you choose will determine both the scope of the inspection and the depth of the report. However, below is a general overview of what is typically covered in a RICS survey.

Property Structure & Condition

• Walls, ceilings and floors
• Roof structure and coverings
• Chimneys and visible structural movement (e.g. cracking or subsidence)

This provides an overview of how the property is performing and whether there are signs of deeper issues that may require further investigation.

Interior Condition

• Signs of damp, condensation or mould
• Insulation and ventilation
• Windows, doors and internal fittings

Inside the property, the survey focuses on condition rather than cosmetic detail. The purpose is to highlight issues that may affect habitability, efficiency or long-term maintenance.

Exterior Elements and Grounds

• Brickwork, rendering, cladding
• Gutters, drainage, external pipes
• Gardens, boundaries, outbuildings (where accessible)

This helps identify defects that could lead to water ingress, deterioration or potential disputes.

Services (Visual Inspection Only)

• Electrical installations
• Plumbing and water systems
• Heating systems

RICS surveys include a visual check of services, but not full testing.

Environmental and Location Factors

• Flood risk indicators
• Ground conditions and stability
• Nearby environmental factors that may affect the property

This broader view helps you understand risks beyond the building itself.

Defects and Risks

• Clear identification of defects
• An assessment of severity
• Advice on necessary repairs or further investigation

One of the most valuable aspects of a RICS survey is how issues are presented. This allows you to prioritise actions and factor costs into your decision-making.

What a RICS Survey Does NOT Include

A RICS survey does not include invasive inspections such as lifting floorboards, drilling into walls, or removing fixtures and fittings. It is also not the same as a structural engineer’s report, which assesses structural integrity and can confirm whether an element is safe or at risk of failure, for example, where a load-bearing wall has been altered, removed, or compromised. Where issues are identified, the survey may recommend further specialist inspections to be carried out.

Understanding What Your RICS survey is Telling You

A RICS survey uses a traffic light system. This part of the report is the most important, helping you clearly see what is in sound condition and what requires attention. Particular focus should be on the red and amber warnings as they often indicate areas where immediate or planned investment is required.

• Condition Rating 1 (Green): No significant repair is currently needed. Regular maintenance is enough.
• Condition Rating 2 (Amber): Some repair or replacement will soon be necessary. These typically require monitoring or planned remedial action.
• Condition Rating 3 (Red): Urgent repairs are required. These could pose safety risks or reduce the property’s value.

The survey will also provide an executive summary highlighting key findings, urgent repairs and potential risks. It will provide an assessment of each element, such as the roof, windows and doors, walls, floors, etc., so they can be clearly understood. The report may also highlight environmental and legal factors such as flood risk, whether the land is contaminated, shared boundaries, and planning or building regulation compliance. While these may not seem a priority, they can have an adverse effect on the property value.

When should you get a RICS Survey?

Buying a property is usually the biggest investment you will make in your lifetime, so it is important that you understand what you are buying and the potential issues so you can make an informed decision. It is strongly advised that you carry out the survey before exchanging contracts; otherwise, although helpful, you will be left to carry out and rectify any issues out of your own pocket.

It is particularly advisable to consider a higher-level, more in-depth survey when buying an older or unusual property, for example a timber-framed building and/or thatched roof. Sometimes a mortgage valuation can flag concerns which should not be ignored, and a survey can help uncover or put to rest any underlying issues.

RICS surveys are far more than a formality; they help reduce risk and ensure you are fully aware of any potential issues before acquiring a property. Ultimately, carrying out a RICS survey helps protect your investment and puts you in a stronger position to negotiate.