The RICS Home Survey Standard defines three levels. The difference is how far the surveyor looks, and how much he tells you about what he finds. Here is the honest comparison.
Compare
Level 1, 2 and 3 compared
Not sure which? Call and describe the property — we will tell you honestly, including when the cheaper survey is the right one.
Level 1
RICS Condition Report
A straightforward snapshot of the property's condition, with issues rated by urgency. No valuation and no advice on repairs.
Best for
Newer, conventional homes in visibly good order, where you mainly want reassurance that nothing serious has been missed.
Includes
Condition ratings 1–3 on every element
Clear summary of urgent defects
Risks to the building and to you
Photographs of anything flagged
Report usually within 3–5 business days of the inspection
The middle option and the one most buyers choose. A full inspection of a conventional property with condition ratings, advice on what needs doing, and what it is likely to cost.
Best for
Traditional houses and flats in reasonable condition, built from common materials and not visibly altered or extended.
Includes
Everything in a Condition Report
Advice on repairs and ongoing maintenance
Issues to raise with your solicitor
Photographs throughout the report
A phone call afterwards to talk it through
Report usually within 3–5 business days of the inspection
The most detailed survey available. A comprehensive investigation of the construction and condition of the property, explaining not just what is wrong but why — and what it will take to put right.
Best for
Older, larger, listed, unusual or heavily altered properties, anything in poor repair, and any property you intend to extend or substantially renovate.
Includes
In-depth analysis of defects and their causes
Likely cost of repairs
Maintenance advice for the years ahead
Consequences of not carrying out work
Extensive photographs and explanation
Unlimited follow-up questions by phone
Report usually within 3–5 business days of the inspection
Every survey is quoted as a fixed fee based on the property’s size, age and type. No hourly rates.
How it works
From first phone call to a report you understand.
01
Call or send an enquiry
Tell us the address, the type of property and roughly when you need it. You get a fixed quote — no hourly rates, no surprises.
02
We agree the right level
Level 2 suits most conventional homes; older or altered properties usually need a Level 3. If a cheaper survey is the right one for you, we will say so.
03
The inspection
Ian attends the property, liaising directly with the agent or vendor so you do not have to. You are welcome to be there and walk round with him.
04
Your report, then a conversation
The written report arrives by email, typically within 3–5 business days. Then call and go through it — as many times as you need.
Common questions
The things buyers ask before they book.
Which survey level do I actually need?
For most conventional houses and flats in reasonable order, a Level 2 HomeBuyer Report is the right call. Choose a Level 3 Building Survey if the property is older, listed, has been significantly extended or altered, is in visibly poor repair, or if you plan major works. If you are unsure, ring and describe the property — we will tell you honestly, including when the cheaper option is the sensible one.
Is a survey the same as the mortgage valuation?
No. A mortgage valuation is carried out for your lender, to confirm the property is worth roughly what they are lending against. It is not a survey and it is not for your benefit. A HomeBuyer Report or Building Survey is commissioned by you, inspects the property properly, and tells you what is wrong with it.
How quickly can you get out to the property?
Usually within a few days, and often sooner if a slot opens up. Call and we will tell you exactly what is available rather than guessing.
How long until I get the report?
Reports are typically with you within 3–5 business days of the inspection. Level 3 Building Surveys can sit at the longer end of that range because there is considerably more to write up.
Can I ask questions once I have read it?
Yes, and you should. A phone conversation after you have read the report is included as standard — it is consistently the part clients say they valued most.
Do you have to deal with the estate agent, or do I?
We do. Once you have instructed us we contact the agent or vendor directly to arrange access, and work around everyone's schedule.
Can I come to the inspection?
You are very welcome to. Many clients walk round the property with Ian at the end of the inspection, which is often the quickest way to understand what he has found.
Do you cover my area?
We cover Thanet & east Kent from our base in Margate — including Margate, Cliftonville, Broadstairs, Ramsgate, Westgate-on-Sea, Birchington, Herne Bay, Whitstable and the surrounding villages. If you are just outside, ring and ask.
What does a survey cost?
It depends on the level of survey, the size of the property and its age. You get a fixed quote up front — no hourly rates and no surprises. Call or send an enquiry with the address and we will price it.
Get a quote
Tell us about the property. We’ll come back with a fixed fee.
Send us a message on WhatsApp anytime, and we will come back to you with an estimate.