Is a Level 1 Condition Report worth it?

A Level 1 Condition Report can be worth it for a modern, conventional home in good condition when you mainly want an independent check for obvious problems. For most buyers, though, a Level 2 Home Survey is better value: it costs a little more but gives you clear advice on what to do about defects, which a Level 1 does not.

Key points

• Level 1 is the most basic survey in the RICS Home Survey Standard.
• It gives condition ratings for the main parts of the property but little explanation or advice.
• It suits newer, standard homes in good condition, not older or altered properties.
• The price gap to a Level 2 is often small, which is why many buyers skip Level 1.

What is a Level 1 Condition Report?

The Level 1 replaced the old RICS Condition Report under the RICS Home Survey Standard. It is a visual inspection of the property by a regulated surveyor, giving a straightforward summary of condition.

The report covers the main parts of the building, such as the roof, walls, windows, internal elements and visible services, and gives each a condition rating:

• 3 - defects that are serious and/or need to be repaired, replaced or investigated urgently.
• 2 - defects that need repairing or replacing but are not considered serious or urgent.
• 1 - no repair is currently needed. Normal maintenance applies.
• NI - not inspected.

It also highlights legal matters for your conveyancer and risks to the building, grounds or people.

What does a Level 1 not include?

This is where the Level 1 is limited:

• No detailed advice. It tells you what condition things are in, but not why, or what you should do about it.
• No valuation and no reinstatement cost for insurance.
• No repair costs or guidance on the type of contractor to use.
• Less explanation of what the ratings mean for you in practical terms.

If the report flags a condition rating 3 on the roof, for instance, you will know there is a serious issue. You will not necessarily know whether it means a few slipped tiles or a full replacement, so you will often need a further opinion anyway.

How does Level 1 compare with Level 2 and Level 3?

The Level 2 Home Survey adds the explanation and recommendations that make a report useful when you are deciding whether to proceed or renegotiate. The Level 3 Building Survey goes further again.

When is a Level 1 worth it?

A Level 1 can make sense if:

• The property is relatively modern, of conventional construction and appears in good condition.
• You are comfortable with building matters and mainly want an independent check for red flags.
• Budget is very tight and the alternative would be no survey at all.

In these cases, a Level 1 is better than nothing. It gives you an independent, regulated professional's view of the property and alerts you to serious issues.

When is a Level 1 not enough?

Avoid relying on a Level 1 if the home:

• Is older, particularly pre-1920s or period. See surveys for Victorian and period homes.
• Has been extended, converted or substantially altered.
• Is listed, of non-standard construction or in a conservation area.
• Shows visible signs of damp, cracking or neglect.
• Is one you plan to renovate.

For these, a Level 2 or Level 3 will tell you much more. Our Level 2 vs Level 3 guide helps you decide between those two.

Is the saving worth it?

Prices vary, but a Level 1 is usually the cheapest RICS survey. A Level 2 typically costs around £400-£900 depending on the property. In many cases the difference between the two is a relatively small amount compared with the overall cost of buying a home, including stamp duty, legal fees and moving costs.

Think about it this way: if a Level 1 flags a serious issue with little explanation, you may need to pay for a further inspection or specialist report to understand it. A Level 2 often answers that question in the first report.

It is also worth knowing that many surveyors do not routinely offer the Level 1, because demand for it is limited. You may find it easier to book a Level 2 locally.

What about a mortgage valuation instead?

A mortgage valuation is not a cheaper alternative to a Level 1. It is carried out for your lender, not for you, and does not report on condition. See mortgage valuation vs survey for why.

Sellers and Level 1 reports

Some sellers commission a survey before marketing a home to spot problems early. A Level 1 can be used for this, but many sellers prefer a Level 2 for the same reasons buyers do. Our guide to pre-sale surveys for sellers looks at whether this is worthwhile.

The bottom line

A Level 1 Condition Report is a basic, honest overview. It is worth it for a modern home in good order if your budget is very limited. For most purchases, the extra advice in a Level 2 makes it the better-value choice, and for older or altered homes a Level 3 is wiser.

Book the right survey

If you are not sure which level suits the property, a local surveyor can advise. Book A Surveyor finds a regulated independent surveyor near the property, agrees a fixed price and arranges access with the estate agent, so you get a booked survey rather than a list of quotes. See how it works or get a fixed-price survey booked.

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