RICS Level 2 (Homebuyers Report)
Standardised RICS format covering condition (1=no repair, 2=defects needing attention, 3=urgent defects). Suitable for modern homes (post-1960s), flats in well-maintained blocks, and conventionally constructed properties in apparently good order. Includes valuation and market commentary. Typical cost £400–£700 for a London property. Does not include investigation behind finishes, lifting carpets, or roof access — limited to visual inspection from accessible areas.
RICS Level 3 (Building Survey)
More detailed inspection with extensive narrative. Includes assessment of construction methods, condition of all major elements, indicative repair costs, advice on maintenance. Recommended for: pre-1930s properties; listed buildings; properties showing damp, settlement or structural defects; before any renovation involving structural work; high-value purchases. Typical cost £800–£2,500 in London depending on property size. Surveyors can inspect roof space, lift accessible floor traps and use moisture meters.
When to engage a structural engineer instead
If a survey identifies specific structural concerns — cracking, sloping floors, lintel failure, roof spread, chimney lean — engage a Chartered Structural Engineer for a focused investigation. Typical fee £400–£900 for visual inspection and short letter report; £1,200–£2,500 for invasive investigation or monitoring. For pre-renovation, get the engineer involved at design stage — they're already needed for any opening, steel or foundation work.
