Home surveysRICS Level 1 survey (condition appraisal)
A RICS Level 1 survey is the most straightforward of the three RICS Home Surveys. It gives you an objective, easy-to-read report on the condition of a conventional, newer home in good order, using traffic-light condition ratings so you can see at a glance what is fine, what needs attention and what is urgent. Lansdown Associates carries out Level 1 surveys (also called a Level 1 condition appraisal or condition report) through RICS Chartered Surveyors across London, Birmingham, Liverpool, Manchester, Leeds and Northern Ireland.
If you are buying a modern flat, house or bungalow built from common materials and you mainly want an independent check that nothing serious has been missed, this is the survey designed for you.
Who a Level 1 survey is for
RICS describes Level 1 as suited to conventional properties and newer homes that appear to be in good condition. In practice, our Level 1 clients are usually:
- Buyers of recently built homes, including first-time buyers purchasing a property that is still within, or recently out of, its builder’s warranty period.
- Buyers of modern flats and bungalows built in standard brick, block or timber-frame construction, with no significant extensions or alterations.
- Owners who want a snapshot of condition, for example before putting a home on the market or to understand how a property has been looked after.
If the property is older, has been extended or altered, shows visible defects, or you want advice on what to do about problems, a Level 1 survey is not the right fit. Our RICS Level 2 survey adds repair and maintenance advice, and our RICS Level 3 building survey is designed for older, larger or more complex properties.
Level 1 vs Level 2 vs Level 3 at a glance
| Level 1 | Level 2 (survey only) | Level 3 | |
|---|---|---|---|
| Best suited to | Conventional, newer homes in good condition | Conventional homes in reasonable condition, simple in form | Older, larger, altered, unusual or run-down homes, or before major works |
| Roof space | Viewed from the access hatch | Entered and inspected where safe | Entered and inspected where safe, with insulation corners lifted to check type and thickness |
| Condition ratings (1, 2, 3) | Yes | Yes | Yes |
| Advice on repairs and maintenance | Not included | Included, concise | Detailed, with likely causes and timing of repairs |
| Risks to the building or people | Identified and listed | Listed and explained | Explained, with how to resolve or reduce them |
| Repair cost estimates | Not included | Not included | Where practicable and agreed |
What a RICS Level 1 survey includes
Under the RICS Home Survey Standard, your surveyor carries out a physical, visual inspection of the inside and outside of the main building and any permanent outbuildings, recording how it is built and any significant visible defects. We also carry out a desk-top study and make enquiries about matters that could affect the property.
Outside the property
- Roof coverings, chimneys, rainwater goods, walls, windows and external doors, inspected from ground level and adjoining public areas where needed, using binoculars.
- Boundary walls, fences, permanent outbuildings such as garages, and shared areas.
Inside the property
- Ceilings, walls, floors, internal joinery, fireplaces, kitchen and bathroom fittings.
- The parts of the roof structure that can be seen from the loft hatch.
- Visible signs of damp, cracking or movement. We use a damp meter as a screening tool during the inspection.
Services
- A visual check of the visible parts of the heating, electrical, water and drainage installations. Services are not tested, so the report cannot confirm their safety or efficiency; where we have concerns, we recommend a specialist check.
What is not covered
A Level 1 survey is non-intrusive. The surveyor does not lift fitted floor coverings or floorboards, move heavy furniture, remove secured panels or undo electrical fittings. Where part of the property cannot be inspected, the report says so and recommends any further investigation needed.
Understanding your Level 1 report
Every main part of the property is given a condition rating:
- Condition rating 3 (red): defects that are serious and/or need to be repaired, replaced or investigated urgently. RICS advises getting written quotations before you commit to buy.
- Condition rating 2 (amber): defects that need repairing or replacing but are not considered serious or urgent.
- Condition rating 1 (green): no repair is currently needed; maintain the property in the normal way.
- NI: not inspected.
The report also lists documents your conveyancer may need to check (for example, guarantees for replacement windows), risks to the building or to people, and the energy efficiency rating from the current Energy Performance Certificate.
One point to be clear about: a Level 1 report does not give advice on how to repair defects or on ongoing maintenance. If an amber or red rating appears and you want to know what it means for you, we can talk you through it, and for a property where you expect issues, a Level 2 or Level 3 survey is the better starting point.
How the survey works
- Tell us about the property. Share the address, type, approximate age and any concerns (for example, a crack you noticed at the viewing). Tell us the agreed or proposed price too.
- We confirm the right level. If the property is older or altered, we will tell you before you instruct us, so you do not pay for a survey that is too light for the property.
- Inspection. A RICS Chartered Surveyor inspects the property. It helps if the loft hatch, outbuildings and meter cupboards are accessible, and if any warranties or repair paperwork are available.
- Your report. You receive a clear report with photographs and traffic-light ratings, and you can call us to go through the findings.
Why choose Lansdown Associates
- RICS regulated. Every survey is carried out by RICS Chartered (Building) Surveyors working to the RICS Home Survey Standard.
- Independent advice. We have nothing to sell you beyond the survey, so our only interest is an accurate picture of the property.
- Honest level-setting. We will tell you when a Level 1 survey is not enough.
- National coverage from offices in Liverpool, Manchester and London.
We work with John on a regular basis. The service provided to our clients is second to none. Our clients are often first time buyers so having quality Surveyors on hand to assist with pre-purchase surveys is a massive benefit.
Brian, Myriad Mortgages
Read more Lansdown Associates reviews.
Areas we cover
We carry out RICS Level 1 surveys in Liverpool, Manchester, Leeds, Birmingham, London and Northern Ireland, and for surrounding areas on request.
Frequently asked questions
Is a Level 1 survey enough for a new build?
Often, yes. For a recently built, conventional home in good condition, a Level 1 survey gives an independent view of condition to sit alongside the builder’s warranty. If you want advice on snagging-type defects or repairs, consider a Level 2 survey instead.
Does a Level 1 survey include a valuation?
No. A Level 1 survey reports on condition only. Your mortgage lender will usually arrange its own valuation, which is not a survey of condition.
Will the surveyor go into the loft?
At Level 1 the surveyor inspects the roof structure visible from the access hatch but does not enter the roof space or move stored items. A Level 2 or Level 3 survey includes entering the roof space where it is safe to do so.
What if the survey finds damp?
The report will condition-rate it and may recommend further investigation. If damp is the main concern, an independent damp survey from a surveyor who does not sell treatments will tell you the cause and what, if anything, needs doing.
Can I upgrade to a Level 2 or Level 3 survey?
Yes. If the property turns out to be older, altered or in poorer condition than expected, speak to us before the inspection and we will recommend the right level.
Book your RICS Level 1 survey
Call 0151 374 0905 or email office@lansdownassociates.co.uk (Monday to Friday, 09:00–17:00) and tell us about the property. We will confirm whether a Level 1 survey suits it, provide a free quotation and arrange your inspection.
Related services and guides
- RICS Level 2 survey – for conventional homes where you also want repair and maintenance advice.
- RICS Level 3 building survey – our most detailed survey for older, larger or altered properties.
- Independent damp survey – impartial diagnosis when damp is the main worry.
- If you are selling, see our vendor surveys – know your property’s condition before it goes on the market.
- What to look for when buying a house – our checklist for buyers.