RICS Survey Explained: What Each Level Means & How to Act on Results

You've had your RICS survey done. The report arrives — 30, 40, maybe 60 pages of technical language, condition ratings, and recommendations. Your heart sinks a little. What does it all actually mean? Should you be worried? And what should you do next?

This guide breaks down the RICS Home Survey in plain English, explains the different levels, decodes the rating system, and — most importantly — tells you what action to take with the results.

What Is a RICS Survey?

RICS stands for the Royal Institution of Chartered Surveyors — the professional body that sets standards for property surveying in the UK. A RICS survey is a property inspection carried out by a RICS-qualified surveyor following standardised guidelines.

Since 2021, RICS replaced the old terminology (Condition Report, HomeBuyer Report, Building Survey) with a simplified three-level system:

• RICS Home Survey Level 1 (previously Condition Report)
• RICS Home Survey Level 2 (previously HomeBuyer Report)
• RICS Home Survey Level 3 (previously Building Survey / Full Structural Survey)

RICS Level 1 Survey: The Basic Check

Cost: £300 – £500 Best for: New-build or recently built properties in good condition What you get: A concise report using a traffic-light rating system (green, amber, red) for each element of the property

What it covers:

• Overall condition of the property
• Urgent defects that need attention
• Potential risks to the building
• Legal issues the surveyor is aware of

What it doesn't cover:

• No detailed advice on repairs
• No costings or timelines
• No investigation behind surfaces (won't lift carpets or move furniture)
• No valuation

Our verdict: Level 1 surveys are rarely worth the money. For just £100-200 more, a Level 2 gives you significantly more useful information. We only recommend Level 1 for properties less than 10 years old with no visible issues.

RICS Level 2 Survey: The Sweet Spot

Cost: £400 – £900 (varies by property size and location) Best for: Standard residential properties built after 1900 in reasonable condition What you get: A detailed report with condition ratings, repair recommendations, and optional valuation

What it covers:

• All visible and accessible parts of the property
• Condition ratings for every element (roof, walls, windows, electrics, plumbing, etc.)
• Identified defects with recommendations for action
• Potential hidden defects the surveyor suspects but can't confirm
• Environmental factors (flooding, subsidence risk, Japanese knotweed)
• Legal matters affecting the property

What it doesn't cover:

• Won't lift floorboards or investigate behind walls
• Limited testing of services (visual inspection only)
• Won't provide detailed repair specifications
• No investigation of outbuildings or detached garages (usually)

Our verdict: The Level 2 survey is the right choice for most property purchases. It gives enough detail to identify significant problems without the cost of a full structural survey.

RICS Level 3 Survey: The Full Investigation

Cost: £800 – £2,500+ (significantly more for larger or complex properties) Best for: Older properties (pre-1900), listed buildings, heavily altered properties, or properties where you're planning major work What you get: A comprehensive, bespoke report covering every accessible element of the property in detail

What it covers:

• Everything in Level 2, plus:
• Detailed investigation of the building fabric
• Testing of accessible timber for damp and rot
• Assessment of structural movement (cracking, settlement, subsidence)
• Inspection of roof spaces, sub-floor voids, and accessible areas behind services
• Detailed repair recommendations with priorities
• Comments on the quality of previous alterations and extensions

What it doesn't cover:

• Specialist investigations (asbestos testing, drain surveys, electrical testing) — these are recommended separately
• Areas that are physically inaccessible (sealed voids, under concrete floors)
• Detailed costings for repairs (the report identifies problems, not prices)

Our verdict: Essential for period properties, anything with visible structural issues, and any property where you're investing significantly. The extra cost is always worth it for properties with complexity.

Understanding the Traffic Light Rating System

Every RICS survey uses a standardised colour-coded rating for each element inspected:

🟢 Condition Rating 1 (Green) — No Repair Needed

The element is in good condition with no significant defects. Normal maintenance only.

What to do: Nothing immediate. Keep up regular maintenance (e.g., cleaning gutters, repointing mortar as needed).

🟡 Condition Rating 2 (Amber) — Repair or Replace Within Reasonable Timeframe

The element has defects that need attention but aren't urgent. If left untreated, they could develop into more serious problems.

What to do: Plan and budget for repairs within the next 1-3 years. Get quotes from appropriate tradespeople. This is where a builder consultation is most valuable — understanding what amber items actually cost to fix.

🔴 Condition Rating 3 (Red) — Urgent Repair or Replacement Needed

The element has serious defects that need immediate attention. These could be a risk to safety, cause damage to other parts of the building, or be very expensive if not addressed quickly.

What to do: Get specialist advice and repair quotes before exchanging contracts. Consider renegotiating the purchase price or requesting the seller carries out repairs. In some cases, red items may be grounds for withdrawing from the purchase.

⚫ Not Inspected (NI)

The surveyor couldn't access or inspect this element. Common reasons include locked rooms, furniture blocking access, or tenant-occupied spaces.

What to do: Try to arrange access and get these areas inspected before proceeding. An uninspected area is an unknown risk.

What Surveyors Can't Tell You (But a Builder Can)

Here's the critical gap in even the best RICS survey: surveyors identify problems but rarely tell you what they cost to fix.

A survey might say:

"The roof covering is nearing the end of its serviceable life. Condition Rating 2. We recommend budgeting for replacement within the next 5-10 years."

Helpful? Somewhat. But what you really need to know is:

• How much will a new roof cost? (£5,000 for re-pointing and patch repairs? Or £25,000 for a full strip and re-tile?)
• Is it actually urgent, or can it wait?
• Will it affect your mortgage offer?
• Should you negotiate the price down?

This is exactly why we created Chat to Your Builder. Our experienced builders review your survey report and translate every finding into plain English with realistic costs. Learn more about why you should speak to a builder after your survey.

How to Read Your Survey Report: A Step-by-Step Approach

Step 1: Start with the Summary

Every RICS report has an executive summary at the front. Read this first to get an overview of the property's condition and any serious concerns.

Step 2: Check for Red (Rating 3) Items

These are your priorities. List every red-rated item and understand what the surveyor is saying. If the language is unclear, that's a sign you need professional help interpreting it.

Step 3: Review Amber (Rating 2) Items

These are your medium-term costs. Some will be minor (a few hundred pounds), others could be significant (thousands). Understanding the difference is crucial for your budget.

Step 4: Note "Further Investigation" Recommendations

Surveyors often recommend specialist reports for things like:

• Electrical condition report (£200 – £400)
• Drain survey (£250 – £500)
• Damp and timber specialist report (£200 – £400)
• Structural engineer assessment (£400 – £800)
• Asbestos survey (£300 – £600)

Don't ignore these recommendations. They exist because the surveyor suspects a problem they can't confirm without specialist equipment.

Step 5: Get a Builder's Perspective

With your list of issues, book a consultation with an experienced builder who can give you realistic costings. This is the step most buyers skip — and it's the one that can save you the most money through informed negotiation.

Common Survey Findings and What They Really Mean

"Evidence of historic movement"

Translation: The building has moved at some point in the past. This is extremely common in UK properties and usually not a concern if the movement has stabilised. A structural engineer can confirm whether it's historic or ongoing. Cost to investigate: £400-800.

"The DPC was not visible"

Translation: The surveyor couldn't see the damp proof course. This doesn't mean there isn't one, but it should be investigated, especially in older properties. Rising damp treatment costs £2,000-6,000 if needed.

"Flat roof coverings are in fair condition"

Translation: The flat roof is showing signs of age but isn't leaking yet. Budget for replacement within 5-10 years. Cost: £1,500-5,000 depending on size.

"Artex-style textured coatings noted"

Translation: There may be asbestos in the textured ceiling coatings. Properties built or renovated before 2000 often have this. Testing costs £50-100 per sample; removal costs £1,500-4,000 per room.

"Electrical installation appears dated"

Translation: The wiring may not meet current standards. A full rewire of a 3-bed house costs £3,500-6,000. An Electrical Installation Condition Report (EICR) will confirm. You can also check our guide to house extension costs for related renovation budgeting.

Using Your Survey to Negotiate

Armed with a clear understanding of what the survey findings will cost to address, you can negotiate from a position of strength:

Option 1: Reduce the Purchase Price

If repairs will cost £15,000, ask the seller to reduce the price by £15,000 (or negotiate a compromise). Present your evidence clearly — the survey findings plus builder's costings carry far more weight than vague concerns.

Option 2: Request Repairs Before Completion

Ask the seller to carry out specific repairs before you complete. This works best for clearly defined, urgent items. Be wary of sellers doing repairs cheaply — you may prefer the price reduction.

Option 3: Retain Funds

In some transactions, you can agree to retain a sum with the solicitor pending completion of agreed repairs. This protects both parties.

Option 4: Walk Away

Sometimes the survey reveals problems that make the property a bad investment. There's no shame in pulling out — the survey fee has done its job by protecting you from a costly mistake. If you're a first-time buyer, knowing when to walk away is especially important.

How Chat to Your Builder Makes Your Survey Work Harder

For just 59, our experienced builders will:

• Review your full survey report and explain every finding in plain English
• Provide realistic repair costings so you know exactly what you're taking on
• Prioritise the issues — what needs doing now vs what can wait
• Help you negotiate with evidence-based figures the seller can't argue with
• Give you confidence to proceed, renegotiate, or walk away

We've reviewed thousands of surveys and helped buyers across London, Manchester, Birmingham, Leeds, Bristol, and Edinburgh make smarter property decisions. Make sure your builder is trustworthy by reading our guide to checking builder credentials.

Don't let a confusing survey report leave you guessing. Book your consultation today and get the clarity you need.