Choosing a survey level
Is a building survey automatically an RICS Home Survey Level 3?
Under the current standard, Level 3 is the successor to the Building Survey, but only if the firm is doing an RICS Home Survey Level 3. Some firms still use the old words for a different scope. Ask them to write the level, the standard and what they will not open. The 1st edition of the Home Survey Standard is the one RICS said on 17 June 2026 was still in force while a 2nd edition was under review.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Level 3 is the deeper visual survey, aimed at older, altered or unusual buildings. It still does not test services, open up the fabric, or price the repairs. If a quote promises “full opening up” inside a Level 3 fee, get that list in writing. Otherwise you have bought a visual survey with a grander nickname.
Comparing two “building surveys” without the level is how buyers overpay or under-instruct. RICS publishes no tariff. The fee should reflect size, age and complexity. Ask what happens to outbuildings and the roof void. Then compare. If the quote never names Level 2 or Level 3, you do not yet know which inspection you are buying.
What should you ask your surveyor?
- Will the report be titled RICS Home Survey Level 3?
- What will you not open, and what is outside the fee?
- Are you regulated by RICS for this instruction?
What are the typical next steps?
- Insist on the level in the engagement letter.
- Do not pay a Level 3 price for a Level 2 scope wearing an old name.
- Read the limitations page before you read the ratings.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is Level 3 a structural engineer’s calculation?
No. It is still a visual survey. Calculations are a further instruction.
Does a valuation come with Level 3?
Only if you agreed one. It is not automatic.