You've received your survey report and it's thirty pages of text, condition ratings, and cautionary notes. Before you panic — or dismiss it — here's exactly what each section means, how the rating system works, and how to turn the findings into action.
RICS overhauled its survey terminology in April 2021. The old names (HomeBuyer Report, Building Survey) were replaced with a three-level system. Not all survey providers have updated their branding, but the new structure is now standard.
The Three Survey Levels
| Level | Old Name | What It Covers | Typical Cost |
|---|---|---|---|
| Level 1 | Condition Report | Traffic-light ratings only; no advice or repair guidance. Suitable for new builds and conventional modern properties. | £300–£500 |
| Level 2 | HomeBuyer Report (Survey) | Condition ratings plus commentary on defects, risks, and urgent repairs. Includes valuation if instructed. Suitable for most conventional properties in reasonable condition. | £400–£900 |
| Level 3 | Building Survey | Most comprehensive. Full description of construction, materials, and all defects. Includes repair recommendations and maintenance guidance. Essential for older, unusual, or substantially altered properties. | £600–£1,500+ |
Most buyers purchasing a standard 1970s or later home instruct a Level 2. If the property is pre-1900, timber-framed, converted, extended, or listed, a Level 3 is the appropriate choice. See our home survey types guide for a detailed breakdown of which to choose.
The Condition Rating System
RICS uses a three-point rating system for every element of the property inspected:
| Rating | What It Means |
|---|---|
| 1 — No repair is currently needed | The element is performing satisfactorily. Normal maintenance required. |
| 2 — Defects requiring attention | Repairs or investigation needed but not urgent. May worsen if ignored. |
| 3 — Defects requiring urgent attention | Serious defects that need prompt action. May affect safety, structure, or significant cost. |
The report will apply these ratings to sections including roof, chimneys, walls, floors, ceilings, windows, doors, internal finishes, services (gas, electrics, plumbing), drainage, and grounds.
How to Interpret a Rating 3 — It Doesn't Always Mean Walk Away
A Rating 3 is the surveyor flagging urgency, not necessarily disaster. Common Rating 3 items include:
- Roof covering in poor condition — Could mean a full re-roof (£5,000–£20,000) or patches and repointing (£500–£2,000). The rating tells you to act fast; the cost is determined by further investigation.
- Electrics requiring immediate attention — Often a pre-1970s wiring system that needs full rewiring. Budget £4,000–£12,000 depending on property size, or use it as a negotiating chip.
- Signs of movement or subsidence — May be historic and stable (monitor only) or active (significant investigation and potentially £10,000–£60,000+ in underpinning). This is where you instruct a structural engineer before proceeding.
A Rating 3 on something like a garden wall or outbuilding is very different from a Rating 3 on the main structure. Read the commentary, not just the number.
The Risk Sections
Level 2 and Level 3 reports include a risks section covering matters outside the surveyor's direct inspection scope:
- Legal issues — Alterations that may require building regulations or planning consent; the surveyor will flag but not investigate. Your conveyancer handles verification.
- Environmental hazards — Potential for flooding, ground contamination, radon, or Japanese knotweed. The surveyor notes observations; further specialist reports may be needed.
- Grounds and services — Drainage, boundaries, shared access, overhead cables. Visible observations only.
These sections read as caveats, but they matter. If the surveyor flags that an extension looks like it may lack building regulations sign-off, that's something your conveyancer needs to investigate — and a reason to request completion certificates from the seller.
What's NOT Covered
Even a Level 3 Building Survey has limits. The surveyor does not inspect:
- Behind plasterboard, under floors, or inside wall cavities
- Specialist systems: boilers, underfloor heating, solar panels, alarm systems (these require specialist testing)
- Areas that cannot be safely accessed (locked rooms, hatch access blocked, underground drains)
- Legal matters (title, planning consents, restrictive covenants)
The report will note anything the surveyor couldn't access and why. Treat "not inspected" areas as unknowns that warrant further investigation.
The Surveyor's Overall Opinion
Both Level 2 and Level 3 reports include a summary section where the surveyor gives their overall assessment. This is the paragraph most buyers read first — and it's worth reading last, after you've processed the condition ratings and risk sections. The overall opinion will contextualise the findings within the property type and age.
What to Do Next for Each Rating Category
| Rating | Action |
|---|---|
| All 1s | Standard maintenance programme — no urgency |
| Mix of 1s and 2s | Get quotes from qualified tradespeople for the 2s; use to negotiate price or request remediation |
| Any 3s | Get specialist quotes immediately; consider whether to renegotiate, request the seller remedies issues before exchange, or withdraw |
For Rating 2 and 3 items, the report is your negotiation tool. A buyer who uses their survey findings to renegotiate price — rather than simply withdrawing — is in a strong position. See our guide to negotiating house price for how to frame this conversation.
How to Use the Report in Price Renegotiation
Once you have quotes for Rating 2 and 3 items, you have three options:
- Request a price reduction equal to the remediation cost.
- Ask the seller to carry out the works before exchange (get warranties and sign-off).
- Accept the price but with a retention — part of the purchase price held in escrow until works are complete.
Be specific and evidence-based. A quote from a specialist builder is far more persuasive than "the surveyor said there's subsidence."
Choosing a RICS-Regulated Surveyor
Use the RICS Find a Surveyor tool at rics.org to locate regulated surveyors in your area. Look for members who are RICS-qualified (MRICS or FRICS) and experienced in residential survey work. Avoid unregulated survey providers who may not carry adequate professional indemnity insurance.
Bottom Line
Read the condition ratings section first, then the risks, then the overall opinion. A Rating 3 demands action — not panic. Get quotes, use them to negotiate, and only walk away if the cost or risk is genuinely unacceptable relative to the price you're paying. A survey is your best due diligence tool in the buying process.
For background on which survey level to choose in the first place, see our home survey types guide. Once you have findings to negotiate with, our guide to negotiating house price down explains how to present the case. For properties with damp flagged in the report, see our guide to damp in older properties. For a section-by-section walkthrough of the Level 2 report format specifically — including what each condition rating means and how to act on Category 3 findings — see our guide to how to read a RICS Level 2 homebuyer survey report.