RICS vs RPSA surveyors: what's the difference?

RICS (the Royal Institution of Chartered Surveyors) and the RPSA (Residential Property Surveyors Association) are both professional bodies whose members carry out residential surveys in the UK. RICS is the larger, long-established chartered body covering all areas of surveying and sets the RICS Home Survey Standard. The RPSA specialises in residential surveying, with its own code of conduct, reporting standards and consumer redress. A good surveyor from either body can give you a reliable survey.

Key points

• RICS is a chartered professional body covering all surveying disciplines; the RPSA focuses solely on residential surveying.
• RICS members producing home surveys work to the RICS Home Survey Standard (Levels 1, 2 and 3).
• RPSA members work to RPSA reporting standards and a code of conduct, offering comparable home and building surveys.
• Whichever body, check membership, experience with your type of property and professional indemnity insurance.

What is RICS?

RICS is a professional body for surveyors operating under Royal Charter. Its members work across property, construction, land and valuation, not just residential surveys. Members can hold designations such as:

• AssocRICS - associate members.
• MRICS - chartered members.
• FRICS - fellows.

Firms that are regulated by RICS must meet rules on things like professional indemnity insurance and complaints handling. RICS members carrying out residential surveys use the RICS Home Survey Standard, which defines three levels of service:

• Level 1 Condition Report - see is a Level 1 Condition Report worth it?
• Level 2 Home Survey - with or without valuation.
• Level 3 Building Survey - the most detailed.

RICS has been consulting on a second edition of the Home Survey Standard, which is expected to keep three levels while clarifying what each involves. Until RICS confirms when a new edition takes effect, surveyors continue to work to the current standard.

What is the RPSA?

The Residential Property Surveyors Association is a not-for-profit professional body focused specifically on residential surveying. Its members are specialist residential surveyors, and many come to the profession through residential surveying qualifications rather than broader surveying degrees.

RPSA members work to the association's code of conduct and reporting standards. They offer a range of residential surveys, from inspections for standard homes through to more detailed surveys for larger, older and more complex properties, plus snagging inspections on new builds. The RPSA also runs a consumer arbitration scheme for buyers who have a dispute with a member.

Some surveyors are members of both RICS and the RPSA.

RICS vs RPSA: side by side

Does it matter which one you choose?

For most buyers, the more useful question is not which body, but whether this particular surveyor is right for the property. Things that matter more include:

• Experience with the property type. A surveyor who regularly inspects Victorian terraces, listed cottages or flats in large blocks will know what to look for. See surveys for Victorian and period homes and buying a listed building.
• Local knowledge. Surveyors who know an area understand its common construction types, ground conditions and typical defects.
• The level of survey. Make sure you are getting the right depth, whether that is a mid-level home survey or a detailed building survey. See Level 2 vs Level 3 survey.
• Clarity of reporting. Ask to see a sample report if you want to know what you will receive.

What about valuations?

If you want a market valuation, check that the surveyor is qualified to provide one. RICS members carrying out valuations are generally RICS Registered Valuers. If you are using an RPSA surveyor, ask what valuation service they provide. See Level 2 survey with valuation and our valuation page.

What about snagging inspections?

For brand new homes, both RICS and RPSA members offer snagging inspections, as do specialist snagging firms. See do I need a survey on a new build home?.

How to check a surveyor is regulated

Before you book, check:

1. Membership. Search the RICS or RPSA online directories, or ask for membership details.
2. Professional indemnity insurance. Ask the surveyor to confirm they hold it.
3. Terms of engagement. You should receive written terms setting out what the survey includes, the price and any limitations before the inspection.
4. Complaints procedure. A regulated surveyor should be able to explain how complaints are handled.

Our guide to choosing a local surveyor covers more questions to ask.

Are unregulated surveyors a risk?

Anyone can call themselves a surveyor. Without membership of a recognised body, you may have less assurance about qualifications, standards, insurance and complaints. For a purchase as large as a home, it makes sense to use a regulated professional.

Questions to ask before you book

Whichever body your surveyor belongs to, a short conversation before booking helps you judge whether they are the right fit. Useful questions include:

• Which survey level or product do you recommend for this property, and why?
• How often do you inspect homes of this age and construction type?
• What will the report include, and when will I receive it?
• Can I call you after the report to talk through the findings?
• Is a valuation included, and if not, can it be added?

Clear, confident answers are a good sign. If a surveyor recommends a more detailed survey than you expected, ask what specifically about the property led to that advice. See questions to ask your surveyor for more.

For surveyors

If you are an independent RICS or RPSA regulated surveyor looking for more residential work, see our for surveyors page.

Get a regulated surveyor booked

Book A Surveyor only works with RICS or RPSA regulated independent surveyors. We find one near the property with availability, agree a fixed price, arrange access with the estate agent and take payment, so you get a booked survey rather than quotes to chase. See how it works or get a fixed-price survey booked.

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