Understanding RICS Survey Levels: Which Survey Do You Need?
When buying a property in Kent, one of the most important decisions you'll make is choosing the right building survey. Kent Surveyors explain the three levels of RICS home surveys, helping you understand which survey is right for your property purchase. Our RICS chartered surveyors provide comprehensive inspections across Maidstone, Canterbury, Tunbridge Wells, and throughout Kent to protect your investment.
- What Are RICS Home Surveys?
- Level 1 Home Survey (Condition Report)
- Level 2 Home Survey (HomeBuyer Report)
- Level 3 Home Survey (Building Survey)
- Comparing the Three RICS Survey Levels
- What's NOT Included in Any RICS Survey
- How to Choose the Right Survey Level
- Common Questions About RICS Surveys
- Why Choose Kent Surveyors?
- Getting Your RICS Survey Quote
What Are RICS Home Surveys?
RICS home surveys are professional property inspections conducted by chartered surveyors who are regulated by the Royal Institution of Chartered Surveyors. These comprehensive building surveys assess the condition of a property, identify defects, and provide expert advice to help buyers make informed decisions.
Kent Surveyors offer three standardized RICS survey levels, each designed for different types of properties and buyer needs. Understanding the differences between Level 1, Level 2, and Level 3 surveys is crucial for protecting your property investment and avoiding costly surprises after purchase.
Choose Level 1 if: Your property is less than 10 years old, in excellent condition, and built using standard construction methods.
Choose Level 2 if: Your property is a conventional home in reasonable condition, typically built after 1960.
Choose Level 3 if: Your property is older (pre-1960), unusual construction, listed, or showing signs of structural issues.
Level 1 Home Survey (Condition Report)
What Is a Level 1 Survey?
The Level 1 Home Survey, formerly known as a Condition Report, is the most basic RICS survey available. Kent Surveyors recommend this entry-level survey for newer conventional properties in good condition where the buyer needs a brief overview of the property's state.
What's Included in a Level 1 Survey?
A Level 1 survey includes:
- Visual inspection of accessible areas only
- Assessment of major defects and urgent problems
- Traffic light condition rating system (Red, Amber, Green)
- Brief summary of property condition
- Identification of immediate risks to property or people
However, Level 1 surveys do NOT include advice on repairs, cost estimates, or detailed defect analysis. Our RICS chartered surveyors provide the report in a straightforward format that's easy to understand for first-time buyers.
Important Limitation: Level 1 surveys are visual inspections only. Surveyors do NOT move furniture, lift carpets, or inspect concealed areas. Hidden defects may not be identified. For older properties or those showing signs of issues, consider a more comprehensive Level 2 or Level 3 survey.
When Should You Choose a Level 1 Survey?
Kent Surveyors recommend a Level 1 survey for:
- New or recently built homes (less than 10 years old)
- Conventional properties in good overall condition
- Properties with standard construction methods
- Buyers on a tight budget who need basic assurance
Level 1 Survey Cost in Kent
Level 1 surveys typically cost between £380-£450 for standard properties in Maidstone, Canterbury, and Tunbridge Wells. The price depends on property size and location. While this is the cheapest survey option, it provides limited information compared to Level 2 and Level 3 surveys.
Real Kent Case Study: Sarah bought a five-year-old new build in Ashford. Her Level 1 survey from Kent Surveyors identified minor issues with external drainage and recommended further investigation. This basic survey gave her confidence to proceed, knowing there were no major structural concerns. Cost: £395. Result: Peace of mind for a modern property purchase.
Level 2 Home Survey (HomeBuyer Report)
What Is a Level 2 Survey?
The Level 2 Home Survey, previously called the HomeBuyer Report, is the most popular survey choice for residential properties. Kent Surveyors deliver comprehensive Level 2 surveys that provide detailed information about the property's condition and expert advice on necessary repairs and maintenance.
What's Included in a Level 2 Survey?
A thorough Level 2 survey includes:
- Comprehensive visual inspection of accessible areas
- Detailed assessment of property condition using traffic light ratings
- Expert advice on defects, repairs, and ongoing maintenance
- Information about potential issues that need further investigation
- Recommendations for specialist reports (damp, electrical, structural)
- Summary of key issues and their impact on value
- Optional market valuation (Level 2 with valuation)
Our RICS surveyors inspect the structure, exterior, interior, services, grounds, and surroundings. The report highlights defects that could affect the value or require significant repair costs.
When Should You Choose a Level 2 Survey?
Kent Surveyors recommend a Level 2 HomeBuyer survey for:
- Conventional properties built after 1900 in reasonable condition
- Standard construction properties with no major alterations
- Properties where the buyer wants detailed condition information
- Buyers who need advice on repairs and maintenance priorities
- Properties where a mortgage lender requires a more comprehensive inspection
This mid-level survey strikes a balance between cost and detail, making it the most popular choice for homebuyers in Kent. It's suitable for most residential properties in Maidstone, Canterbury, Sevenoaks, and throughout the region.
Level 2 Survey Cost in Kent
Level 2 surveys typically cost £445-£550 for survey only, or £495-£600 for survey with valuation. Kent Surveyors provide competitive pricing across all Kent regions, with costs depending on property size, age, and complexity.
Real Kent Case Study: James and Emma purchased a 1930s semi-detached property in Royal Tunbridge Wells. Their Level 2 survey from Kent Surveyors identified damp issues in the rear extension and aging electrical systems. This comprehensive report allowed them to negotiate £12,000 off the asking price and budget for necessary repairs before moving in.
Level 3 Home Survey (Building Survey)
What Is a Level 3 Survey?
The Level 3 Home Survey, formerly called a Full Structural Survey or Building Survey, is the most comprehensive and detailed RICS survey available. Kent Surveyors recommend this thorough survey for older properties, listed buildings, or properties in poor condition where buyers need an in-depth understanding of structure and defects.
What's Included in a Level 3 Survey?
A comprehensive Level 3 building survey includes:
- Extensive inspection of all accessible areas, including roof spaces and underfloor areas where possible
- In-depth analysis of property structure, construction, and condition
- Detailed description of defects, their causes, and consequences
- Expert advice on repair options and approximate costs
- Assessment of maintenance requirements and priorities
- Comprehensive photographic evidence
- Technical information about construction methods and materials
- Advice on alterations, extensions, and renovation potential
- Guidance on specialist investigations needed
Our RICS chartered building surveyors spend significantly more time on site for Level 3 surveys, examining construction details that other surveys miss. The detailed report runs to 30-50 pages and includes technical analysis suitable for older or unusual properties.
When Should You Choose a Level 3 Survey?
Kent Surveyors strongly recommend a Level 3 building survey for:
- Properties built before 1900 or of unusual construction
- Listed buildings and properties in conservation areas
- Properties that have been significantly altered or extended
- Buildings in poor or dilapidated condition
- Properties where you plan major renovations or alterations
- Large, complex, or unique properties
- Commercial buildings being converted to residential use
This comprehensive survey is essential for older Kent properties, including Victorian terraces in Canterbury, Georgian townhouses in Royal Tunbridge Wells, and historic buildings throughout the county. The detailed report protects your investment by identifying all significant defects and repair costs.
Level 3 Survey Cost in Kent
Level 3 building surveys typically cost £629-£850+ depending on property size, age, and complexity. While more expensive than Level 1 and Level 2 surveys, this comprehensive inspection can save thousands by identifying hidden defects before purchase.
Real Kent Case Study: Michael purchased a Grade II listed building in Canterbury dating from 1750. His Level 3 survey from Kent Surveyors revealed extensive structural issues including movement in the external walls, rot in original timber beams, and damp penetration. The detailed 45-page report provided cost estimates of £65,000 for essential repairs. Armed with this comprehensive information, Michael negotiated a £80,000 price reduction and proceeded with the purchase knowing exactly what work was needed.
Comparing the Three RICS Survey Levels
Hover over each row to highlight features. This comprehensive comparison helps you choose the right survey level for your Kent property purchase. All surveys are conducted by RICS chartered surveyors with extensive local knowledge of Kent properties.
| Feature | Level 1 | Level 2 | Level 3 |
|---|---|---|---|
| Cost Range | £380-£450 | £445-£600 | £629-£850+ |
| Inspection Time | 1-2 hours | 2-3 hours | 3-5 hours |
| Report Length | 5-10 pages | 15-25 pages | 30-50 pages |
| Repair Advice | No | Yes | Detailed |
| Best For | New builds | Standard properties | Older/complex properties |
| Property Age Suitability | Under 10 years | 10-100 years | Any age, especially pre-1960 |
| Includes Valuation | No (optional extra) | Optional | Optional |
Kent Surveyors Recommendation: 87% of our clients choose Level 2 surveys because they offer the best balance between cost and comprehensive reporting. For properties built after 1960 in reasonable condition, Level 2 provides all the information most buyers need to make confident purchasing decisions.
What's NOT Included in Any RICS Survey
It's important to understand that even comprehensive Level 3 surveys have limitations. Kent Surveyors cannot inspect:
- Areas that are not accessible (behind furniture, under carpets, in locked rooms)
- Parts of the structure that are covered or concealed
- Services that are switched off or inaccessible
RICS surveys also don't typically include specialist testing for:
- Electrical systems (requires qualified electrician)
- Gas and heating systems (requires Gas Safe registered engineer)
- Drainage testing (requires drainage specialist)
- Asbestos testing (requires laboratory analysis)
- Timber infestation (may require specialist survey)
However, our RICS chartered surveyors will recommend specialist investigations where we identify potential concerns. This protects you by ensuring all aspects of the property are thoroughly assessed before you buy.
How to Choose the Right Survey Level for Your Kent Property
Kent Surveyors recommend considering these factors when choosing your survey level:
Property Age
- Built after 2000: Level 1 may be sufficient for a basic overview
- Built 1950-2000: Level 2 is recommended for most buyers
- Built 1900-1950: Level 2 or Level 3 depending on condition
- Built before 1900: Level 3 is strongly recommended
Property Condition
- Excellent condition: Level 1 or 2 depending on age
- Good condition with minor issues: Level 2 recommended
- Poor condition or significant defects visible: Level 3 essential
Construction Type
- Standard brick/cavity wall construction: Level 1 or 2
- Timber frame, steel frame, or unusual methods: Level 3
- Listed building or conservation area: Level 3
Your Plans
- Move in with no work planned: Level 2 usually sufficient
- Planning extensions or major renovations: Level 3 recommended
- Commercial to residential conversion: Level 3 essential
Common Questions About RICS Surveys in Kent
How long does the survey take?
Kent Surveyors typically conduct Level 1 surveys in 1-2 hours, Level 2 surveys in 2-3 hours, and Level 3 surveys in 3-5 hours depending on property size. We deliver comprehensive reports within 5-7 working days, with expedited services available for urgent purchases.
Can I attend the survey?
Yes! Kent Surveyors encourage buyers to attend their survey. Our RICS chartered surveyors can point out issues in person and answer your questions on site. This helps you understand the property's condition and our findings in detail.
Will the survey affect my mortgage?
RICS surveys are separate from mortgage valuations. However, if our survey identifies significant defects, your lender may require repairs before releasing funds. Level 2 surveys with valuation can sometimes satisfy both requirements.
Can I use the survey to negotiate?
Absolutely! Many Kent buyers use survey findings to negotiate lower purchase prices or request repairs before completion. Our detailed reports provide solid evidence for renegotiation.
Why Choose Kent Surveyors for Your RICS Survey?
Kent Surveyors are RICS chartered building surveyors with comprehensive local expertise across Maidstone, Canterbury, Royal Tunbridge Wells, Sevenoaks, Ashford, and throughout Kent. Our professional surveys are:
- RICS Regulated: All our surveyors are chartered members regulated by the Royal Institution of Chartered Surveyors
- Comprehensive: We conduct thorough inspections and deliver detailed reports you can understand
- Local Experts: Extensive knowledge of Kent property markets and common regional issues
- Independent: Impartial advice with no connection to estate agents or sellers
- Accessible: We explain technical issues in plain English and answer all your questions
Our surveyors have inspected thousands of properties across Kent, from modern new builds in Ashford to listed buildings in Canterbury. This local expertise helps us identify issues specific to Kent properties, including clay soil subsidence, coastal weathering, and period property defects.
Getting Your RICS Survey Quote
Contact Kent Surveyors today for a free quote on Level 1, Level 2, or Level 3 surveys. Our RICS chartered surveyors are ready to inspect your property and deliver the comprehensive report you need to make informed decisions.
Whether you're buying a new home in Maidstone, a Victorian terrace in Royal Tunbridge Wells, or a listed building in Canterbury, we provide professional RICS surveys that protect your investment and give you confidence in your purchase.
Frequently Asked Questions
The main difference is depth and detail. Level 2 surveys provide a good overview with advice on defects for standard properties. Level 3 surveys are much more comprehensive, investigating construction in detail and providing technical analysis. Level 3 is essential for older, altered, or complex properties where you need to understand exactly what repairs are needed and their costs.
For a 10-year-old property in good condition with standard construction, a Level 1 survey may be sufficient. However, Kent Surveyors typically recommend a Level 2 survey as it provides more detailed information and advice on maintenance. The small additional cost often saves money by identifying issues early.
No, you need to choose your survey level before the inspection. The surveyor prepares differently for each level, and the inspection methods differ. If you're unsure, Kent Surveyors recommend starting with Level 2, which suits most properties and provides comprehensive information.
This depends on the defects identified. Kent buyers typically negotiate 5-15% off for significant issues. Our clients have successfully negotiated reductions ranging from £5,000 for minor repairs to £80,000+ for major structural work on period properties. The detailed cost estimates in our reports support your negotiations.
Yes! Even without a mortgage, Kent Surveyors strongly recommend getting a survey. You're making a substantial investment, and a professional RICS survey protects you from expensive surprises. Many cash buyers choose Level 3 surveys to understand exactly what they're buying and budget for any necessary works.
Get Your Free RICS Survey Quote
Contact Kent Surveyors for expert Level 1, Level 2, or Level 3 surveys across Kent. Our RICS chartered surveyors deliver comprehensive reports within 5-7 days.