Choosing a survey level
Does a higher RICS level guarantee that something hidden is sound?
No. RICS is explicit that none of these surveys guarantees a concealed thing is sound. If the surveyor could not see it, the honest mark is that it was not inspected. Level 3 describes more and looks at a wider range. It does not acquire X-ray vision because the fee was higher.
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 1 and Level 2 do not remove secured panels on the standard inspection. Level 3 is a longer visual look at roof spaces, grounds, floors and services. Services are still not safety-tested. A boarded loft, a fitted carpet and a sealed void stop all three levels. The report should say so. Buyers who pay for Level 3 and then sue over a hidden drain were sold a misunderstanding, often by themselves.
If you need a thing opened, agree it before the visit or accept a specialist later. There is no RICS warranty inside the level number. A visual survey is still visual when the form has a different name. Do not treat another country’s pack as the guarantee the English levels refuse to be.
What should you ask your surveyor?
- What will you not be able to see on this house?
- Which of those limits would an extra, agreed now, remove?
- Will the report say not inspected rather than imply a pass?
What are the typical next steps?
- Read the limitations before you read the ratings.
- Do not describe any level as a guarantee.
- Agree opening-up separately if you need it.
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 calculation?
No. It is a detailed visual survey. A calculation is an engineer’s instruction if someone needs one.
Does “full survey” mean nothing is hidden?
No. Full is not a RICS level, and hidden remains hidden.