Whether you are buying your first home, moving to a new place, selling your current property or looking at Shared Ownership, there is a good chance you will come across the term RICS surveyor.
If you have not dealt with one before, it can sound more formal than it really is. In simple terms, a RICS surveyor is a qualified property professional who can inspect homes, report on their condition and, when needed, provide a valuation.
That can help at many points in the property journey.
You might want to know whether an older house has signs of damp or movement before you commit to buying it. You may need a formal valuation to sell your Shared Ownership share. You might be remortgaging and your lender wants an up-to-date figure. Or you may just want a clearer idea of what you are taking on before exchange.
For most people, the reason is simple. A home is a major purchase and you want fewer surprises.
This guide explains what a RICS surveyor is, what they do, when you may need one, how much a survey usually costs, what type of survey to choose and how to find the right surveyor for your property.
Warning: This guide is for general information only. It is not legal advice, financial advice, mortgage advice or valuation advice. Always speak to a solicitor, qualified surveyor, mortgage adviser or your housing association about your own circumstances before making a decision.
What is a RICS surveyor?
A RICS surveyor is a surveyor who is qualified through the Royal Institution of Chartered Surveyors. You will often see letters such as AssocRICS, MRICS or FRICS after their name. In the home buying world, that usually means the surveyor can inspect a property and produce a report that helps you understand its condition. Some RICS-qualified surveyors can also provide valuations, depending on the service being offered and the surveyor’s registration and experience.
Using a RICS surveyor does not guarantee that a home is problem-free, but it does give you a clearer view before you make a big decision. RICS Home Surveys are based on a physical inspection of the property and are designed to help people understand condition, risks and possible issues before they buy or sell.
That is often the main reason buyers use one. A viewing can tell you whether you like a property. A survey can tell you whether there are signs of trouble behind the paintwork, under the roofline or around the structure.
For people who are new to the buying process, the term can be confused with mortgage valuations, lender checks or estate agent advice. These are not the same thing. A RICS surveyor works to assess the building itself and, where relevant, may also provide a valuation if that service is included and the surveyor is qualified to do so.
What does a RICS surveyor do?
A RICS surveyor’s job depends on the service you book, but most residential surveyors do some combination of the following:
- Inspect homes and report on visible defects
- Assess the general condition of a property
- Flag repairs that may be needed now or soon
- Point out areas that may need further checks
- Provide a market valuation where needed
- Help buyers, sellers and shared owners make better decisions
In practical terms, a surveyor may look at the roof, walls, windows, signs of damp, timber condition, drainage, ceilings, floors and any obvious movement or cracking. They may also comment on things such as insulation, ventilation and the visible parts of services like plumbing, heating and electrics, although they do not test those services in the same way as a specialist engineer.
If you are buying, this can give you a much clearer picture of the home than a sales listing ever will.
If you are selling, it can help you understand what a buyer’s survey may pick up.
If you own a Shared Ownership home, a RICS surveyor may be needed for a formal valuation when you staircase or sell.
If you want to understand the kinds of issues that often come up during viewings and surveys, take a look at Common Problems When Buying a Home and Red Flags When Buying a Home.
Why use a RICS surveyor?
A home can look fine in photographs and still have defects that are not obvious on a first visit. That does not always mean the purchase is a bad idea. It does mean you need to know what you are dealing with.
A good survey can help you:
- Before exchange: Spot issues early enough to make an informed decision.
- With budgeting: Plan for repairs, maintenance and future spending.
- With price discussions: Go back to the seller if the report finds defects that were not obvious at viewing.
- With next steps: Decide whether you need a roofer, electrician, damp specialist or structural engineer to take a closer look.
- With peace of mind: Move forward knowing more about the home than you did after the first viewing.
This is especially useful if you are buying an older property, a listed building, a flat in a converted house, a home that has been extended, or a place that has clearly not been updated in years.
Even newer homes can benefit from a survey. Fresh decoration does not always mean there are no issues, and newer properties can still have faults, poor workmanship or snagging problems.
For sellers, a pre-sale survey can also help. It gives you a chance to fix obvious issues, set expectations early or prepare for questions once a buyer’s report comes back.
Types of RICS survey
One of the biggest causes of confusion is that there is more than one kind of survey. The right choice depends on the age, condition and type of home, along with how much detail you want before moving forward.
Level 1 survey
A Level 1 survey is the most basic option. It is usually aimed at conventional homes that appear to be in reasonable condition. It gives an overview using condition ratings and highlights obvious issues, but it is not the fullest report and does not include detailed advice on repairs.
This type of survey can suit:
- Modern flats: Especially where the building appears to be in decent condition.
- Newer houses: Where there are no obvious warning signs.
- Standard homes: Built with common materials and a straightforward layout.
- Buyers on a tighter budget: Who still want a basic check before committing.
It is usually less suitable for older homes, listed properties, homes built in unusual materials or properties with visible signs of movement, damp or neglect.
Level 2 survey
A Level 2 survey is often the one buyers choose most often. It gives more detail than Level 1 and is designed for conventional homes that seem to be in reasonable condition. It can often be booked with or without a valuation.
This is often a good fit for:
- Standard houses and flats: Including many terraces, semis and purpose-built flats.
- Post-war homes: Built using common construction methods.
- Homes in fair condition: Where you want a solid overview without going to the highest survey level.
- Buyers who want balance: Enough detail to be useful without paying for a deeper report that may not be needed.
A Level 2 survey can flag issues such as damp, defects, maintenance concerns and areas that may need further inspection.
Level 3 survey
A Level 3 survey is the most detailed option. It is often recommended for older properties, larger homes, listed buildings, places with non-standard construction or homes that need a lot of updating.
This type of survey is often best for:
- Period homes: Such as Victorian, Edwardian or earlier properties.
- Listed buildings: Where age and special features call for a closer look.
- Homes with major changes: Including extensions, loft conversions or structural alterations.
- Properties needing work: Where you already know repairs or renovation are likely.
A Level 3 survey usually gives a fuller explanation of defects, likely causes and repair options. If you are buying a home that looks attractive but needs a lot of thought, this can be money well spent.
Valuation only
A valuation is different from a survey. It tells you what the property is worth in the current market, but it does not give you the same level of information about condition. RICS makes a clear distinction between Home Surveys and valuation services, and valuation requirements can differ depending on the purpose.
That may be enough for:
- Shared Ownership staircasing: When you are buying a bigger share in your home.
- Shared Ownership resale: When you are selling your share.
- Remortgaging: When a lender needs a current value.
- Other situations where a formal market valuation is needed: The exact requirements can vary depending on the scheme, lender or legal process involved.
If you want to know what state the property is in, a valuation on its own is usually not enough. A condition survey and a valuation do different jobs, and some buyers will need both.
Warning: A valuation is not legal advice and it is not a substitute for a survey or legal checks. If you are unsure what you need, ask your solicitor, lender or housing association before you proceed.
Survey vs mortgage valuation
A lot of buyers assume their mortgage valuation covers everything. It does not.
A mortgage valuation is arranged for the lender’s benefit. It helps the lender decide whether the property offers enough security for the loan. It is not the same as a home survey.
In simple terms:
- Mortgage valuation: Helps the lender.
- Home survey: Helps you.
- Survey with valuation: Gives you a view of condition as well as a market figure, where that option is available.
This catches plenty of buyers out, especially first-time buyers who are already dealing with mortgage applications, legal checks and moving costs.
If you are buying a home and want a better idea of defects, repairs and upkeep, book a proper survey rather than relying on the lender’s valuation alone.
If this is your first purchase, it is worth reading Tips for First Time Home Buyers and The Buying Process so you can see how surveys, mortgages and legal checks fit together.
When will I need a RICS surveyor?
There is no single answer because people use surveyors at different stages for different reasons. Still, there are some very common situations where a RICS surveyor is likely to come into the picture.
- Buying a home: This is the most common reason. A survey can help you decide whether the property is right for you, whether repairs are likely soon, and whether you want to renegotiate if defects are found.
- Buying an older or unusual property: The older or more unusual the home, the more sensible it is to look at a more detailed survey.
- Buying a flat: Flats still need surveys. A survey can help you understand the condition of the flat itself and may also pick up signs of wider building issues.
- Buying through Shared Ownership: If you are buying a Shared Ownership resale home, a survey can still be very useful.
- Selling your Shared Ownership share: You will often need an independent valuation from a RICS surveyor.
- Staircasing: If you are buying more shares in your Shared Ownership home, the price is usually based on the current value of your property.
- Remortgaging or changing lender: Some remortgage cases need a fresh valuation.
- Selling on the open market: Sellers do not always arrange their own survey, but some do, especially if the home is older or likely to raise questions.
RICS surveyors and Shared Ownership
If you are buying, selling or staircasing a Shared Ownership property, surveyors often become part of the process.
That is because Shared Ownership is not just about the physical home. It also involves the value of the share you are buying or selling, and that figure normally needs to come from an independent source.
A few points are worth keeping in mind:
- Selling your share: Your landlord or housing association will often ask for an independent valuation before the property is marketed.
- Staircasing: The price of the extra share is usually based on the current market value of your home at the time.
- Valuation periods: A valuation may only stay valid for a set period, so timing can affect your next steps.
- Home improvements: Approved improvements can sometimes affect the figure used in the process.
- Lease rules: Your lease or landlord may set out who can carry out the valuation and what format it must follow.
If you are unsure, ask your housing association or landlord before booking anything. That can help you avoid paying for a report that does not fit their process.
For people buying a Shared Ownership resale home, a condition survey can still be a good idea. The formal valuation and the home survey do different jobs.
What does a surveyor actually look at?
A home survey is usually a visual inspection of the parts of the property that are accessible at the time of the visit. The surveyor is not there to take the house apart, lift fitted flooring or drill into walls. They assess what can reasonably be seen.
Depending on the survey type, they may comment on:
- Roof coverings, chimneys and flashings
- Walls, brickwork and pointing
- Windows, doors and external joinery
- Gutters and rainwater goods
- Signs of damp, mould or condensation
- Ceilings, walls and floors inside the home
- Loft spaces, where accessible
- Visible timber condition
- Signs of cracking or movement
- Garages, outbuildings, paths and boundaries
- The visible condition of services such as electrics, plumbing and heating
If the surveyor cannot inspect something, the report should say so. If they think you need another specialist report, that should also be set out in the findings.
This is one reason a survey is so useful. It helps you move from guesswork to practical next steps.
What a surveyor does not do
It is just as helpful to understand the limits of a survey.
A standard home survey is not the same as:
- An electrical certificate: It does not fully test the installation.
- A gas safety check: It does not replace a proper gas inspection.
- A specialist damp report: It may spot signs of damp, but it is not the same as a specialist investigation.
- A structural engineer’s design report: It may flag movement or cracking, but detailed structural advice may need another professional.
- A drain survey: Underground drainage is not fully assessed in a standard home survey.
- A legal review: Lease terms, title issues and covenants sit with your solicitor.
If the survey finds warning signs, you may be advised to get one of those extra checks before you exchange contracts.
That does not mean the survey has failed. It means it has done its job by pointing you in the right direction.
This is why the best approach is to treat the survey as part of the wider buying process, alongside legal work, mortgage checks and your own research into the property and area.
Warning: A surveyor does not give legal advice on leases, ownership, title problems, restrictive covenants or rights of way. Always ask your solicitor to review the legal position before you commit to a purchase or sale.
Survey vs mortgage valuation
A lot of buyers assume their mortgage valuation covers everything. It does not. A mortgage valuation is arranged for the lender’s benefit. It helps the lender decide whether the property offers enough security for the loan, but it is not the same as a home survey.
In simple terms:
- Mortgage valuation: Helps the lender.
- Home survey: Helps you understand the property’s condition.
- Survey with valuation: Gives you a view of condition as well as a market figure, where that option is available.
This catches plenty of buyers out, especially first-time buyers who are already dealing with mortgage applications, legal checks and moving costs. If you are buying a home and want a better idea of defects, repairs and upkeep, book a proper survey rather than relying on the lender’s valuation alone.
How much does a RICS surveyor cost?
The price of using a RICS surveyor depends on the type of service, the size and location of the property, its value and how complex it is.
As a general guide:
- Level 1 survey: Usually the lowest-cost option.
- Level 2 survey: Often sits in the middle and suits many standard homes.
- Level 3 survey: Costs more because it is more detailed and takes longer to produce.
- Valuation only: May cost less than a full condition survey, depending on the property and the surveyor.
It is often worth getting a few quotes so you can compare what is included.
When you do that, check more than the headline price. Ask:
- What survey level is included: Make sure it suits the property you are buying.
- Whether a valuation is included: Some reports can include one, others do not.
- How long the report will take: Timing can affect the wider purchase.
- Whether you can speak to the surveyor afterwards: This can be very helpful if you want the findings explained in plain English.
- Whether they know your type of property: Experience with flats, older homes or listed buildings can make a difference.
A lower fee is not always the better option if the report is too basic for the home you are buying.
Warning: Survey fees, legal fees, mortgage fees and landlord charges can vary. You should check all likely costs with the relevant professionals before you go ahead.
How to find a RICS surveyor
There are a few sensible ways to find one.
You can:
- Search for local surveyors online
- Ask your solicitor whether they know local firms
- Ask friends or family if they have had a good experience
- Check with your housing association if the valuation is for Shared Ownership
- Compare quotes from more than one firm
- Ask the surveyor whether they know the local housing stock well
If the survey is for a Shared Ownership valuation, do not assume any valuation will do. Always check the exact wording and format your landlord wants first.
You may also want to ask how quickly the surveyor can inspect the property and how soon the report will follow, especially if you are trying to keep a purchase moving.
How to choose the right RICS surveyor
Once you have a shortlist, it helps to ask the right questions.
Look for someone who can explain things clearly and who has experience with the kind of property you are dealing with.
Ask about:
- Their qualifications: Check they are properly qualified for the work they are offering.
- Which survey they recommend: A good surveyor should explain why one level suits the property better than another.
- Their experience: This is especially useful if you are buying a listed building, an older terrace or a flat in a converted property.
- What the report includes: Make sure you understand whether you are paying for a survey, a valuation or both.
- What happens after the report: It helps if you can ask questions once you have read it.
For example, if you are buying a Victorian terrace that has already been extended, you may want someone who sees that kind of property regularly. If you are staircasing a Shared Ownership flat, the valuation process and landlord rules may be more relevant than a deep condition report.
A good surveyor should not bury you in jargon. They should be able to explain the findings in plain English, so you understand what is urgent, what can wait and what needs checking further.
Common questions about RICS surveyors
Do I need a survey on a new-build home?
It can still be a sensible step. New homes can still have defects or poor workmanship. Some buyers choose a snagging inspection as well, depending on the stage of the purchase.
If you are looking at new homes, you can browse current developments on the Guinness Homes website and explore the latest Buying Guides for extra help.
Is a survey worth it for a flat?
Yes, in many cases. Flats can still have issues such as damp, poor ventilation, ageing windows or signs of wider block problems.
If you are considering a flat through Shared Ownership, you may also want to look at Shared Ownership in London or browse the wider Shared Ownership section.
Can a survey help me renegotiate?
It can. If the survey finds repairs that were not obvious at viewing, you may want to get quotes and discuss the price with the seller.
You can also use guides such as Red Flags When Buying a Home and Common Problems When Buying a Home to help you spot issues earlier.
Do I need a valuation or a survey for Shared Ownership staircasing?
For many staircasing cases, what you need is a valuation rather than a condition survey, but you should still check with your landlord because lease terms and process details can differ.
To understand the scheme better, read How Shared Ownership Works and browse the Shared Ownership hub.
Can I use my mortgage valuation instead of a survey?
Usually not, if what you want is advice on the home’s condition. A mortgage valuation is for the lender. A home survey is for you.
If this is your first purchase, start with Tips for First Time Home Buyers and The Buying Process.
Final thoughts
A RICS surveyor helps you understand a property before you make a serious financial decision.
For buyers, that can mean uncovering defects before exchange and getting a more realistic view of repair costs. For sellers, it can mean getting ahead of issues that might slow the sale down later. For Shared Ownership customers, it can mean getting the formal valuation needed to staircase, remortgage or sell.
The right survey will not remove every risk, and no inspection can see through walls or predict every future problem. What it can do is give you a much better idea of what you are buying or selling, and that can make the rest of the process feel clearer.
If you are not sure which service you need, start with the property itself. Think about its age, condition, layout and whether it has been altered. Then think about what you need from the report. Do you need a clear view of the building’s condition, a current valuation, or both?
If Shared Ownership is involved, check your lease and ask your housing association what they require before you book.
