Choosing a survey level
Do Level 1, Level 2 and Level 3 look at the grounds in the same way?
No. RICS describes Level 3 as the longer look, including the grounds, and Level 1 as a more limited visual overview. A retaining wall, a large tree or an outbuilding can be a passing note at one level and a proper element at another. None of the levels digs the garden up or decides a boundary.
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?
Boundaries and rights of way are legal. The survey can photograph a leaning wall and still not tell you who owns it. A rating on the grounds is about condition. A process for certain works next to a neighbour is not a Level 3 fee. If the quote is Level 1, do not expect a commentary on every path and shed. If you need that commentary, say so before you buy the overview.
There is no RICS price per acre. A large plot can be why a quote rises. Tell the firm about paddocks, long drives and walls. A locked garage remains NI at every level. Do not promote the garden rating to a statement about the neighbours’ fence.
What should you ask your surveyor?
- How much of the grounds does this level include?
- Which outbuildings will you not enter if they are locked?
- Are boundaries inside your instruction? They should be flagged, not decided.
What are the typical next steps?
- Tell the firm about walls, trees and outbuildings when you book.
- Read the grounds element. Do not stop at the house page.
- Send boundary questions to the solicitor.
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
Does a big garden make it a Level 3 automatically?
No. Level 3 is about the building’s age, alterations and complexity as RICS describes it. A large garden can still add time. Ask.
Is a tree survey included?
Not unless the quote says so. A comment that a tree is close is not an arboricultural report.