Outbuildings and conservatories
Why might a Level 1 say less about a shed than a Level 3?
Because Level 1 is the more limited visual inspection. RICS publishes its scope. Outbuildings are easily left as a brief note or as not inspected. That is a feature of the product you bought, not a hint that the shed is fine. If the outbuilding is why you are buying, Level 1 is often the wrong product.
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 describes more and still does not open locked doors or test electrics. Paying for Level 3 does not magic a key. It does mean the surveyor should be clearer about permanent outbuildings they could see. Read the instruction before you compare a thin Level 1 line with a neighbour’s long Level 3.
The fee follows the level and the property. RICS does not publish one national price. A firm that barely mentions a large annexe has not “included it for free”. Ask, before you instruct, how outbuildings will be treated. Do not upgrade after the visit and expect the first fee to cover the second product.
What should you ask your surveyor?
- How will outbuildings be treated on the level I am instructing?
- Which of them will you enter?
- What happens if a key is missing?
What are the typical next steps?
- Tell the firm about every building you care about before they quote.
- If the report says NI, decide whether you need a return or a higher level. Do not fill the gap yourself.
- Do not compare a Level 1 shed note with a Level 3 house report as if they were the same inspection.
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 a greenhouse a permanent outbuilding?
Ask the firm how they will treat it. Do not assume it is in the fee.
Does Level 2 guarantee the garage roof?
No level guarantees a roof. Higher levels describe more of what was visible. Hidden felt joints can still be hidden.