RICS survey levels
Level 1 Condition Report £350–£600: traffic-light summary; no defect costs; suits new-build under 10 years. Level 2 HomeBuyer Report £450–£950: surveyor inspects; traffic-light per element; advisory on defects; not required to investigate behind floors/walls. Suits 10–50 year old properties in good condition. Level 3 Building Survey £950–£2,200 typical London terrace; £1,500–£3,500 larger/older. Detailed: structural movement, damp investigation, services condition, roof inspection, defect cost estimates, maintenance schedule. Suits all period property and any with renovation planned.
When Level 3 is essential
Period property (pre-1920): always; structural age, damp, asbestos/lead paint, sash condition, foundations check need detailed inspection. Listed building: Level 3 + heritage specialist £1,500–£3,500. Property requiring substantial renovation (£75k+): informs scope and budget. Properties with visible defects (cracking, settlement, damp staining, sagging roof): Level 3 + structural engineer add-on £600–£1,500. Unmortgageable property: Level 3 + building pathologist £2,500–£5,500.
Add-on surveys
Damp and timber survey: PCA-certified specialist £350–£650; usually included in Level 3. Asbestos Type 2/3 survey: £350–£950; for any property built before 2000. CCTV drains survey: £180–£450. EICR: £180–£280; mandatory for BTL, recommended for purchase. Structural engineer's report: £600–£1,500 if movement flagged; provides repair scope and cost.
Surveyor selection
RICS member (FRICS or MRICS): regulated, PII insured, recommended. Avoid: surveyors recommended by selling estate agent (conflict — agent has fiduciary duty to vendor); pay for independent surveyor selected by you. Local surveyor with London period property experience: best; familiarity with Yorkstone, London stock brick, lath-and-plaster, lead/asbestos detail. Quote 2–3 surveyors; check comparable property experience.
