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Choosing a survey level

Should a buyer in Northern Ireland ask for a Scottish Home Report or an English Level 2 by default?

Neither by default. RICS describes the three levels for the surveys you commission, and the usual path it contrasts with Scotland is England and Wales. Northern Ireland is not the Scottish Home Report system. mygov.scot’s pack, nine-day rule and “walk away without penalty” wording do not cross the Irish Sea because the house is in the UK. Ask a Northern Ireland solicitor what is normal in that purchase, and ask the survey firm which product they are actually selling.

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?

Do not demand an English notice or a Scottish seller’s pack unless the adviser who is qualified there tells you that document exists. The condition questions travel: a visual survey does not test gas, does not sample asbestos, and does not become a drain camera by changing country. The legal packaging does not travel. This page will not invent a Northern Ireland form.

Get the level or the local product in writing. There is no RICS tariff that equalises the three countries. A fee quoted “as in London” is not a specification. If the firm is offering a RICS Home Survey, ask the level. If they are offering something else, ask them not to borrow the Scottish name.

What should you ask your surveyor?

  • Which product, in which country, is this quote?
  • Are you applying Scottish Home Report reliance? You should not, from this page.
  • What will the inspection still not test, wherever the house is?

What are the typical next steps?

  1. Use a solicitor in Northern Ireland for the process.
  2. Use the survey for condition, and do not rename it.
  3. Do not serve an English notice or demand a Home Report from this article.

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 RICS exist in Northern Ireland?

RICS is a UK professional body. That does not mean the Scottish seller’s pack applies. Ask which document you will receive.

Is the Party Wall etc. Act the Northern Ireland system?

Do not assume an English notice applies there. Ask a Northern Ireland solicitor. This page will not invent the local form.

Sources