Choosing a survey level
When is a Level 1 a poor fit for a house you already know has been altered?
When you need advice on how to deal with the alterations. RICS describes Level 1 as a visual overview that generally does not advise how to manage defects, aimed at conventional homes in good condition. A house with a removed chimney, a loft room or an extension is often the wrong match.
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 2 adds repair and maintenance advice for a conventional home in reasonable condition. Level 3 is the one RICS describes for older, altered or unusual buildings and for people planning major work. If you already know the loft was converted, say so when you book. Do not buy a Level 1 because it is cheaper and then complain that it will not tell you whether the conversion works.
RICS’s consumer guide describes Level 1 fees as starting at a few hundred pounds and some bespoke Level 3 services as over £1,000. That is their description, not your quote, reviewed on 24 October 2026. The right level is a scope decision. Ask the firm to say, in the terms, which level they are selling you and what they will not open.
What should you ask your surveyor?
- I know about this alteration. Which level will actually advise me on it?
- What will a Level 1 leave me to guess?
- Will you put the level and the limits in the terms before I pay?
What are the typical next steps?
- Tell the firm about the loft, the extension or the removed breast before you accept a Level 1.
- If they still recommend Level 1, ask them to say why, in writing.
- If you plan further work, ask whether Level 3 is the product RICS would point you to. Then compare quotes for that product.
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 cheaper Level 1 better than no survey?
It is better than silence on a simple, conventional flat in good condition. It is a poor trade if you already know the building has been opened up. Match the product to the building.
Can you upgrade after the visit?
Sometimes the firm will re-inspect at a higher level for a further fee. They cannot honestly turn Level 1 notes into Level 3 advice without the extra inspection. Ask them.