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House Survey Types Explained for First-Time Buyers

Understand the difference between a lender valuation and a home survey, including the RICS Level 1, Level 2 and Level 3 survey options.

Checked 1 June 20267 min read

Quick answer

A mortgage valuation is for the lender and is not a detailed condition survey for you. RICS describes three home survey levels. The right level depends on the property's age, condition, complexity and your plans, so discuss the home with a qualified surveyor.

Education, not advice. Use this as a clear starting point, check the linked official sources and speak to an appropriately regulated professional before acting. Read the disclaimer

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A valuation is not your survey

Your mortgage provider usually carries out a valuation before approving the mortgage. This helps the lender assess the property as security for the loan.

A home survey is for you. It can highlight visible defects, risks and areas that need further investigation before you commit.

RICS home survey levels

  • Level 1: a basic condition report for a conventional property that appears to be in good condition.
  • Level 2: more detail and advice about defects and maintenance for many conventional properties.
  • Level 2 with valuation: a Level 2 survey with a market valuation and an insurance reinstatement figure (the cost to rebuild the property).
  • Level 3: the most detailed RICS report, often suited to older, unusual, altered or run-down properties, or where major work is planned.

Ask before you book

  • Which survey level is appropriate for this specific property?
  • What does the inspection include and exclude?
  • When will the report arrive?
  • Can I discuss the findings with the surveyor?
  • Would any specialist inspections be sensible?

Common questions

Does my mortgage lender arrange a survey for me?

Your lender usually arranges a valuation for its own purposes. This is not the same as choosing an independent condition survey for yourself.

Which survey is best for an older house?

RICS says a Level 3 survey may suit a large, older, unusual, altered or run-down property, or a home where major work is planned. Discuss the property with a qualified surveyor.

Official sources

Use these sources to check the latest rules and read more detail:

RICS: House surveys, costs and typesGOV.UK: Making an offer
Education only: Solvado does not provide mortgage, financial, tax, legal or insurance advice. Any tool results are general estimates, not recommendations, offers or eligibility decisions. Rules, rates and criteria can change. Check official sources and speak to an appropriately regulated professional before making decisions.

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