Which type of survey do I need?

Quick answer

• Buying a modern home, low risk: HomeBuyer Report (Level 2) + Valuation if required.
• Buying an older/altered home or spotting defects: Full Building Survey (Level 3).
• Buying and planning to renovate/extend soon: Level 3 plus an impartial, architect-led pre-purchase appraisal (see The Potential House).
• Already own and want to redesign/extend: Measured Survey (and Topographical Survey if levels/external works matter).
• Just need price or insurance rebuild cost: Valuation Survey (often via lender).

Route-finder: choose your survey

1. I’m buying a relatively modern home in seemingly good condition.
   Choose a HomeBuyer Report (RICS Level 2). Consider a Condition Report (Level 1) only if risk is very low. Add a Valuation if your lender doesn’t include one.
2. I’m buying an older/altered property, or I’m worried about defects (damp, movement, roof).
   Choose a Full Building Survey (RICS Level 3). Add specialist reports if flagged (e.g. structural engineer, damp specialist, CCTV drains).
3. I’m buying and plan to renovate/extend soon after completion.
   Commission a Level 3 Building Survey plus an impartial, architect-led pre-purchase appraisal to test feasibility, planning risk and budget before you commit. Try The Potential House (no follow-on design = no sales agenda).
4. I just need market value/rebuild cost for mortgage/insurance.
   A Valuation Survey may suffice — note this does not check condition in depth.
5. I already own and want to remodel or extend.
   Get a Measured Survey (plans/elevations/sections). For gardens/levels, add a Topographical Survey. Your architect will advise what’s necessary.

Survey types explained (plain English)

Condition Report (RICS Level 1)

Basic snapshot for newer homes in reasonable condition. Highlights risks, legal considerations and urgent defects. Limited depth.

HomeBuyer Report (RICS Level 2)

More detailed than Level 1, covers defects that may affect value and gives maintenance advice. Optional valuation can be included.

Example report: RICS HomeBuyer Report.

Full Building Survey (RICS Level 3)

Most comprehensive condition survey — recommended for older, larger or altered homes, or where you anticipate renovation. Tell the surveyor your future plans to tailor commentary.

Valuation Survey

Confirms market value and often rebuild cost; does not investigate condition like Level 2/3.

Measured Survey (for design)

Accurate existing drawings for architects. On small projects your architect may measure; on larger/complex homes a specialist will laser-scan and deliver CAD/BIM files. A Topographical Survey maps external areas and levels.

At-a-glance comparison

For guide prices for each survey, see: How much does a house survey cost?

FAQs: which survey do I need?

Do I need a HomeBuyer Report or a Building Survey?

Choose a HomeBuyer Report (Level 2) for typical, newer or low-risk homes. Pick a Building Survey (Level 3) for older, altered or higher-risk homes, or if you plan to renovate and want maximum detail.

Is a Valuation Survey enough?

No — a valuation confirms price and rebuild cost but does not examine condition like Level 2/3. Pair it with a HomeBuyer or Building Survey.

What survey do I need if I’m planning a loft conversion or extension?

Commission a Building Survey (L3) for condition, plus an impartial architect-led pre-purchase appraisal to test feasibility and planning risk for your specific scheme. See The Potential House.

Do I need a Measured Survey?

If you’re moving into design work (reconfiguration, extension), yes — your architect needs accurate existing drawings. On small jobs they may measure; complex homes benefit from a specialist laser scan. External works often need a Topographical Survey.

How long do surveys take?

Site visits are typically a few hours; reports often arrive within 3–10 working days depending on survey type and workload. Always check lead times locally.

Can I apply for planning permission before I buy?

Yes — you don’t need to own the property, but you must notify the owner. Read: Can I apply for planning permission before I buy a property?

Next steps

• Buying (no reno plans): pick the appropriate RICS survey (L1/L2/L3) and add a valuation if needed.
• Buying with renovation plans: commission the appropriate RICS survey plus an impartial pre-purchase architectural appraisal before you commit.
• Already own and ready to design: get a Measured Survey, then use Design for Me to post your project for free and meet the right residential architect.