Bath Surveyors UK helps property buyers across Bath, Somerset, and Bristol understand the differences between RICS survey levels. Choosing the right survey is crucial for protecting your investment. In this comprehensive guide, our chartered surveyors explain Level 1, Level 2, and Level 3 surveys to help you make the best decision for your property purchase.
What Are RICS Home Survey Levels?
The Royal Institution of Chartered Surveyors (RICS) sets the standards for building surveys in the UK. RICS home surveys come in three levels, each designed for different property types and buyer needs. Understanding these levels helps you choose the right survey for your situation.
As experienced surveyors based in Bath, we've conducted thousands of surveys across Bath and North East Somerset. We know that Georgian properties, Victorian homes, and listed buildings common in our area often need more detailed inspection than newer properties. The survey level you choose can make a huge difference in understanding what you're buying.
RICS Level 1 Survey: Basic Condition Report
The Level 1 survey, formerly called a Condition Report, provides the most basic overview of a property's condition. This RICS home survey is the least detailed and typically costs between £250 and £400.
What's Included in a Level 1 Survey?
A chartered surveyor conducts a visual inspection of readily accessible areas. The surveyor uses a simple traffic light system to rate different elements:
- Green: No immediate action needed
- Amber: Defects needing attention but not urgent
- Red: Serious defects requiring immediate investigation
The inspection covers the main building structure, roof (viewed from ground level), walls, windows, doors, and services. However, surveyors don't move furniture, lift carpets, or access areas that aren't easily reachable.
Who Should Get a Level 1 Survey?
Level 1 surveys are suitable only for:
- New build properties less than 10 years old
- Modern homes in excellent condition
- Properties built using standard construction methods
- Homes with no visible defects or concerns
Important Note for Bath Buyers: Most properties across Bath and Somerset are older than 100 years. Georgian townhouses, Victorian terraces, and heritage buildings need more detailed inspection. We rarely recommend Level 1 surveys for Bath properties.
RICS Level 2 Survey: Homebuyer Report
The Level 2 homebuyer survey is by far the most popular choice. This RICS Level 2 homebuyer survey strikes the perfect balance between detail and cost, making it ideal for most property purchases in Bath and surrounding areas.
What's Included in a Level 2 Homebuyer Survey?
Our chartered building surveyors provide a more thorough inspection than Level 1. The Level 2 survey includes:
- Visual inspection of all accessible areas
- Assessment of the property's condition using a clear rating system
- Identification of urgent defects and potential problems
- Market valuation (optional but recommended)
- Reinstatement cost for insurance purposes
- Advice on necessary repairs and maintenance
- Guidance on legal issues and building regulations
The surveyor examines the roof (from ground level), chimneys, walls, windows, doors, floors, ceilings, and all visible structural elements. We also check for damp, inspect the condition of services, and look for evidence of movement or subsidence.
How Much Does a Level 2 Survey Cost?
Across Bath and Somerset, RICS Level 2 homebuyer surveys typically cost between £400 and £800. The exact cost depends on property value, size, and location. A Georgian townhouse in Bath city centre will cost more than a modern semi-detached in Keynsham.
Consider this investment against the purchase price. If you're buying a £400,000 property, spending £600 on a survey represents just 0.15% of the cost. Yet that survey could identify defects worth thousands or even tens of thousands of pounds.
Who Should Get a Level 2 Survey?
Level 2 homebuyer surveys are perfect for:
- Conventional properties built after 1900
- Houses and flats in reasonable condition
- Properties constructed using traditional methods
- Homes that haven't been significantly altered
- Properties showing no obvious major defects
- First-time buyers wanting clear, practical advice
In Bath, we often recommend Level 2 surveys for Victorian and Edwardian properties in good condition. These surveys work well for terraced houses across Bristol, modern homes in North Somerset, and conventional properties throughout Wiltshire.
RICS Level 3 Survey: Building Survey (Full Structural Survey)
The Level 3 building survey, sometimes called a comprehensive building survey or full structural survey, provides the most detailed inspection available. This is the gold standard for property surveys.
What's Included in a Level 3 Building Survey?
Our chartered surveyors conduct an extensive inspection covering:
- Comprehensive examination of structure, fabric, and condition
- Detailed inspection of roof spaces, cellars, and all accessible areas
- In-depth assessment of building defects with repair advice
- Analysis of construction methods and materials
- Identification of hidden problems and potential issues
- Technical information on structural elements
- Advice on necessary works with cost estimates
- Guidance on maintenance and future planning
The surveyor spends significantly more time on site - often 4-6 hours for a large property. They access roof spaces, inspect beneath floors where possible, and examine external walls in detail. For Georgian properties in Bath, this thorough approach is essential.
How Much Does a Level 3 Survey Cost?
Comprehensive Level 3 building surveys range from £600 to £1,500 or more. Listed buildings in Bath, large properties, or homes requiring specialist expertise cost more.
While Level 3 surveys cost more upfront, they can save you enormous amounts. We've identified structural issues worth £50,000+ in Georgian properties that appeared fine on the surface. For heritage buildings across the World Heritage City, this detailed inspection is invaluable.
Who Should Get a Level 3 Building Survey?
Level 3 surveys are essential for:
- Georgian and Victorian properties in Bath
- Listed buildings and heritage properties
- Properties built before 1900
- Homes in poor or unusual condition
- Properties that have been significantly extended or altered
- Buildings constructed using non-standard methods
- Large or complex properties
- Properties where you plan major renovation works
In Bath, we strongly recommend Level 3 surveys for properties in conservation areas, Grade II listed buildings, Georgian townhouses, and any period property showing signs of defects. The Bath stone construction and age of these buildings mean thorough inspection by experienced surveyors is crucial.
Comparing Survey Levels: Making Your Decision
Choosing between survey levels depends on several factors:
Property Age
Older properties need more detailed surveys. If you're buying in Bath city centre, most properties are Georgian or Victorian. These need at least a Level 2 survey, with Level 3 recommended for listed buildings.
Property Condition
Visible defects, cracks, damp patches, or any concerns warrant a more detailed survey. When buying a period property in Bath, even if it looks good, remember that problems often hide beneath the surface.
Property Type
Unusual construction, thatched roofs, timber frames, or non-standard materials require comprehensive inspection. Georgian properties with Bath stone facades need surveyors who understand this specific construction.
Your Budget and Risk Tolerance
Consider how much risk you're comfortable with. A few hundred pounds more for a better survey could identify thousands of pounds worth of defects. For most Bath buyers, Level 2 surveys provide excellent value. For Georgian properties and listed buildings, Level 3 surveys are worth every penny.
What Survey Doesn't Include
It's important to understand what building surveys don't cover:
- Specialist inspections: Surveys don't include electrical testing, gas safety checks, or asbestos surveys
- Hidden areas: Surveyors can only inspect what's visible and accessible
- Future problems: Surveys assess current condition, not predict future issues
- Planning matters: Surveys don't investigate planning permissions or building regulation compliance
If our chartered surveyors identify concerns during inspection, we recommend specialist follow-up surveys. For example, suspicious electrical wiring needs a qualified electrician, or structural cracks might require a structural engineer.
Bath Surveyors UK Recommendation
After 30 years of surveying properties across Bath and Somerset, here's our advice:
For Georgian properties in Bath: Get a Level 3 building survey. These properties are complex, valuable, and often have hidden issues. The comprehensive inspection is worth it.
For Victorian homes: Level 2 surveys work well if the property appears in good condition. Upgrade to Level 3 if you notice any concerns or the property is large.
For modern properties: Level 2 surveys provide adequate detail for homes built after 1950 in standard condition.
For new builds: Even new properties can have defects. Consider a Level 2 survey or snagging inspection before completing your purchase.
Getting a Home Survey: The Process
Here's what happens when you book a survey with Bath Surveyors UK:
- Initial contact: You provide property details and we quote for the appropriate survey level
- Booking: We schedule the inspection, typically within 3-5 working days
- Inspection: Our chartered surveyor visits the property (2-6 hours depending on survey level)
- Report preparation: We compile comprehensive reports with photographs and diagrams
- Report delivery: You receive your survey report within 3-5 working days
- Follow-up: We're available to discuss findings and answer questions
Questions to Ask Your Surveyor
When choosing a surveying practice, ask:
- Are you RICS qualified chartered surveyors?
- Do you have professional indemnity insurance?
- What experience do you have with properties like mine?
- How long will the inspection take?
- When will I receive my report?
- Can I discuss the report with you?
Bath Surveyors UK's team are all members of the Royal Institution of Chartered Surveyors, CIOB, and RPSA. We carry comprehensive professional indemnity insurance and have extensive experience with Bath's Georgian and Victorian properties.
Making the Right Choice for Your Property Journey
Choosing the right survey level protects your investment and gives you confidence in your property purchase. Whether you're buying a Georgian townhouse in Bath city centre, a Victorian terrace in Bristol, or a modern home in Somerset, the right survey provides invaluable information.
Don't base your decision solely on cost. The few hundred pounds difference between survey levels is tiny compared to your property purchase price. More importantly, it's insignificant compared to the cost of unexpected repairs discovered after buying.
At Bath Surveyors UK, we're here to help. Our experienced chartered building surveyors know Bath's property market intimately. We understand Georgian construction, Victorian building methods, and the unique challenges of surveying heritage properties.
Frequently Asked Questions About RICS Survey Levels
Yes, you can upgrade before the inspection takes place. If concerns arise during a Level 2 inspection, we may recommend additional specialist surveys, but we can't upgrade to Level 3 mid-inspection as the approach and time required differs significantly.
Market valuations and reinstatement valuations can be included with Level 2 and Level 3 surveys for an additional fee. This is usually worthwhile as it provides an independent assessment of what the property is worth.
If we identify significant defects, you have several options: renegotiate the purchase price, request the seller makes repairs, obtain specialist reports for further investigation, or withdraw from the purchase. Our surveyors will discuss the implications with you.
Yes. Mortgage valuations are for the lender, not you. They're basic checks to ensure the property is adequate security for the loan. They don't protect you as the buyer. Getting your own RICS home survey is essential for understanding what you're buying.
Survey reports reflect the property's condition on the inspection date. They're typically considered current for 2-3 months. If your purchase is delayed, we may recommend an update inspection to check if anything has changed.
Ready to Book Your Building Survey?
Bath Surveyors UK provides professional RICS chartered surveying services across Bath, Somerset, Bristol, and surrounding areas. Our experienced surveyors understand the unique characteristics of properties in the World Heritage City.
Whether you need a Level 2 homebuyer survey for a Victorian terrace or a comprehensive Level 3 building survey for a Georgian townhouse, we provide clear, detailed reports that help you make confident property decisions.
Contact us today for a free, no-obligation quote. Our friendly team will discuss your property and recommend the most appropriate survey level for your needs. Don't buy blind - invest in professional surveying services and buy with confidence.