Buying a property is one of the largest financial decisions most people will make. Yet many buyers proceed with just a basic mortgage valuation — a document prepared for the lender's benefit, not the buyer's. A RICS Home Survey changes that, giving you an independent, professional assessment of the property's condition before you commit.
What Is a RICS Home Survey?
A RICS Home Survey is a formal inspection carried out by a Chartered Surveyor who is a member of the Royal Institution of Chartered Surveyors (RICS). RICS sets the standards for how surveys are conducted and reported, ensuring consistency and professionalism across the industry.
There are three levels of RICS survey, each suited to different property types and buyer needs:
Level 1 – Condition Report: The most basic option. Provides a condition rating for each element of the property but no advice on repairs or maintenance. Suitable for new-build properties.
Level 2 – Home Survey: A thorough visual inspection covering all accessible and visible parts of the property. Uses a traffic-light rating system (1–3) to communicate the condition of each element. This is the most popular choice for conventional modern properties in reasonable condition.
Level 3 – Building Survey: The most comprehensive option. A detailed inspection including roof spaces and underfloor areas where accessible. Provides full descriptions of defects, their likely causes, and recommendations for remedial work. Essential for older properties, listed buildings, or any property with known or suspected problems.
What Does a Survey Cover?
A RICS Level 2 or Level 3 survey will typically inspect and report on:
A mortgage valuation covers none of this. It is simply the lender's assessment of whether the property is worth the money they are lending.
Who Carries Out the Survey?
Your surveyor should be a RICS member — ideally a RICS Registered Valuer if the survey includes a market valuation. At Volarex, all surveys are carried out by Adam Whitehouse, who holds the AssocRICS qualification and is a RICS Registered Valuer.
Avoid using online survey services that outsource to anonymous surveyors. When you instruct Volarex, Adam personally visits the property, carries out the inspection, and writes the report — so you can call him directly with any questions.
How Long Does a Survey Take?
A Level 2 survey on a typical three-bedroom semi-detached house takes approximately 1.5 to 2 hours on site. A Level 3 survey on a larger or more complex property may take 3 to 4 hours. Reports are typically returned within 5–7 working days.
What Does a Survey Cost?
Survey costs vary depending on the property's size, age, type, and location. As a rough guide:
These are investments, not costs — a survey that identifies £5,000 worth of remedial work can save many times its fee in renegotiation or informed decision-making.
What Happens After the Survey?
If the survey identifies significant issues, you have several options:
1. Renegotiate the purchase price to reflect the cost of remedial works
2. Request that the seller carries out works before exchange
3. Withdraw from the purchase if the issues are too serious
4. Proceed with full knowledge of what you're buying
In all cases, having a survey means you make an informed decision. That's what RICS Home Surveys are for.