Choosing the Right House Survey in 2026: Level 1 vs Level 2 vs Level 3 (and why many buyers choose Level 2)
Buying a home is usually your biggest purchase — and small hidden defects can become expensive quickly.
Torus Surveyors Ltd are residential Chartered Surveyors and RICS Registered Valuers with a head office in
Altrincham (Greater Manchester) and a second office in Liverpool (Rodney Street).
We cover surveys and valuations across Greater Manchester, Merseyside and Cheshire.
If you’re unsure which survey to choose, this guide explains the differences between the three RICS Home Survey levels and how to get the most value from your inspection.
Start here for an overview of our survey services:
RICS Home Surveys.
Your mortgage valuation is not a survey
A lender’s valuation is primarily for the lender. If you want a clear, practical understanding of condition and risk before you commit,
you typically need a survey report that’s commissioned for you.
The three levels (plain English)
Level 1 (Condition Report): a basic condition snapshot
Level 1 is designed for conventional, typically newer properties that appear in good condition.
It describes condition, flags risks and urgent defects, but it will generally not give advice on how to manage defects through repairs or ongoing maintenance.
If you need more actionable guidance, many buyers find Level 2 is the more useful starting point.
Learn more:
RICS Home Survey Level 1 – Condition Reports.
Level 2 (HomeBuyer Report): the “default” choice for many conventional homes
Level 2 is typically best suited to conventional properties in reasonable condition and simpler in form/layout (for example, not heavily altered or extended).
It provides more detailed information than Level 1, including ideas about future repairs/maintenance that may be required.
Level 2 can usually be instructed as survey only, or survey and valuation (where a valuation is required and agreed in advance).
If you’re deciding between Level 1 and Level 2, a good rule of thumb is:
if you want guidance you can use to budget, prioritise, and negotiate, Level 2 is often the more appropriate choice.
Learn more:
RICS Home Survey Level 2 – HomeBuyer Reports.
Level 3 (Building Survey): for older, altered or higher-risk properties
Level 3 is the most comprehensive option and is usually the right choice for older buildings, properties in below-average condition,
unusual construction, or homes that have been significantly altered (extensions, conversions, structural changes), and where you want deeper analysis and advice on defects, repairs and maintenance.
Learn more:
RICS Home Survey Level 3 – Building Surveys.
What “non-intrusive inspection” really means
RICS Home Surveys are visual inspections. Surveyors do not carry out tests on the building fabric or services,
and access is limited to what is safe and reasonably available at the time of inspection.
That’s why choosing the right level matters: the more complex or higher-risk the property, the more you benefit from the added detail and context in the higher levels.
How to get maximum value from your survey
- Access: make sure the loft hatch, meter cupboards, garages/outbuildings and rear garden areas are accessible where possible.
- Paperwork: gather any planning/building control approvals, completion certificates, guarantees, and recent electrical/gas documentation (if available).
- Tell us your concerns: recurring damp, staining, cracking, roof leaks, previous structural works, drainage issues, or historic flooding.
- Ask two practical questions: “What’s the most urgent risk in the next 12 months?” and “What’s likely to drive costs over the next 5 years?”
Survey or valuation: make sure you’re booking the right service
Sometimes you don’t need a condition survey — you need a valuation for a specific purpose. Useful starting points:
Speak to a surveyor (Altrincham or Liverpool)
If you tell us the property age/type, whether it’s been altered, and anything you’re concerned about, we can help you choose a suitable level.
Full contact details are here:
Contact Torus Surveyors.
Altrincham (Head Office): 0161 929 7892
Liverpool: 0151 665 0885
Email: info@house-survey.co.uk