When buying a property in Cardiff or anywhere across South Wales, one of the most important decisions you'll make is choosing the right type of survey. As Cardiff Surveyors, an independent firm of RICS chartered surveyors, we help hundreds of homebuyers every year navigate this crucial choice.
Understanding the three main levels of RICS surveys can save you thousands of pounds and help you avoid buying a property with hidden defects. In this guide, we'll explain everything you need to know about Level 1, Level 2, and Level 3 surveys to help you make the right choice for your property purchase.
What Are RICS Surveys?
RICS surveys are professional property inspections conducted by chartered surveyors who are regulated by the Royal Institution of Chartered Surveyors. These surveys assess the condition of the property and identify any defects or issues that could affect your purchase decision.
The Royal Institution of Chartered Surveyors sets strict standards for all surveys, ensuring you receive impartial advice from qualified professionals. As an RICS regulated firm, we follow these standards in every survey we conduct across Cardiff and South Wales.
RICS Level 1: Home Survey (Condition Report)
The Level 1 survey, also called a Condition Report, is the most basic type of property survey available. This survey provides a quick overview of the condition of the property using a simple traffic light system.
What's Included in a Level 1 Survey?
- Visual inspection of accessible areas
- Traffic light rating system (red, amber, green)
- Overview of the overall condition
- Brief summary of any urgent issues
- No advice on repairs or maintenance
Best For:
Level 1 surveys are suitable for newer residential properties in good condition, typically:
- Modern homes built after 2000
- Properties in excellent condition
- New build homes requiring basic checking
- Apartments in well-maintained buildings
Cost Considerations
Level 1 surveys are the most affordable option, making them attractive to first-time buyers. However, experienced building surveyors often recommend spending more on a Level 2 survey for better protection, even for newer properties.
"In my 28 years as a chartered surveyor in Cardiff, I've rarely recommended Level 1 surveys. Even new builds can have issues, and the limited scope means important defects might be missed." - Robert Davies, Managing Director
RICS Level 2: Home Survey (HomeBuyer Report)
The Level 2 RICS home survey, formerly known as the HomeBuyer Report, is by far the most popular type of survey. This homebuyer report provides a detailed assessment of the property's condition and is suitable for most conventional residential properties in reasonable condition.
What's Included in a Level 2 HomeBuyer Survey?
Our chartered surveyors in Cardiff conduct a thorough inspection that includes:
- Comprehensive visual inspection of all accessible areas
- Detailed assessment of the structure and condition
- Identification of urgent defects and potential problems
- Clear traffic light rating system with explanations
- Professional guidance on remedial work required
- Advice on ongoing maintenance
- Market valuation (optional add-on)
- Rebuild costs for insurance purposes
How Our Level 2 Surveys Work
When our team of chartered surveyors conduct a Level 2 survey, we spend 2-3 hours thoroughly examining your property. We inspect:
- External areas: Roof (from ground level), walls, windows, doors, gutters, and drainage
- Internal spaces: All rooms, floors, ceilings, walls, stairs
- Services: Heating, plumbing, electrical systems (visual check)
- Roof space: Where safely accessible
- Grounds: Boundaries, paths, outbuildings
Our survey report is delivered in a timely manner, typically within 3-5 working days, giving you detailed information to inform your property purchase decision.
Best For:
Level 2 RICS home surveys are ideal for:
- Conventional properties built from standard materials
- Homes constructed after 1950
- Properties in reasonable condition
- Standard layouts without major alterations
- First-time buyers wanting comprehensive information
- Most residential properties across Cardiff
Real Example from Cardiff
Last year, we conducted a Level 2 survey on a 1970s semi-detached property in Roath. The house appeared in good condition during viewings, but our professional survey identified significant issues with the roof timbers and evidence of previous damp problems that had been cosmetically covered. This information allowed our client to renegotiate the purchase price by £15,000 for essential remedial work.
Level 2 vs Level 3: Making the Choice
Many homebuyers in Cardiff and South Wales struggle to decide between Level 2 and Level 3 surveys. The key question is: how much detail do you need?
A Level 2 homebuyers survey provides enough information for most standard properties. However, if your property is older, has had significant alterations, or you're planning major renovations, a Level 3 building survey offers more comprehensive analysis.
RICS Level 3: Building Survey
The Level 3 Building Survey is the most comprehensive type of survey available. Conducted by experienced building surveyors, this detailed inspection is essential for older, unusual, or altered properties.
What's Included in a Level 3 Building Survey?
Our Level 3 building surveys provide exhaustive detail:
- Extensive inspection of all accessible areas
- Detailed analysis of construction methods and materials
- Identification of specific defects with causes
- Comprehensive advice on remedial work with cost estimates
- Assessment of hidden defects where indicators are visible
- Roof space inspection (climbing into areas where safe)
- Under-floor inspection where accessible
- Detailed timber, damp, and structural analysis
- Recommendations for further specialist investigations
- Photographs documenting issues
The Building Survey Difference
Unlike Level 2 surveys, building surveys involve more invasive inspection. Our RICS chartered surveyors will lift carpets (with permission), move furniture to inspect behind, check under baths, and access roof voids and basements thoroughly.
The resulting report is extensive - typically 30-50 pages - and provides professional guidance on every aspect of the property's condition.
Best For:
We recommend Level 3 building surveys for:
- Period properties built before 1900 (Victorian, Georgian, Edwardian)
- Properties with structural alterations or extensions
- Unusual construction methods
- Properties in poor or unknown condition
- Listed buildings or conservation properties
- Properties you're planning to renovate
- Large or complex properties
- Properties with known or suspected defects
Cardiff's Victorian Housing Stock
Cardiff has thousands of Victorian and Edwardian terraced houses, particularly in areas like Roath, Canton, and Cathays. These beautiful period properties require specialist knowledge from chartered surveyors specialising in older buildings.
Common issues we find in Cardiff's Victorian properties include:
- Original slate roofs needing replacement
- Rising damp due to missing or failed damp proof courses
- Structural movement and settlement
- Original single-skin walls with no cavity
- Outdated electrical and plumbing systems
- Timber decay in floor joists
A comprehensive Level 3 building survey identifies these issues and provides clear advice on necessary repairs.
Comparing Survey Costs and Value
While survey costs increase from Level 1 to Level 3, the value you receive increases dramatically:
- Level 1: Basic overview, minimal protection
- Level 2: Comprehensive assessment, excellent value for standard properties
- Level 3: Exhaustive detail, essential for older/complex properties
As an independent firm of chartered surveyors, we provide competitive, transparent pricing. Contact us for an online quote specific to your property in Cardiff or South Wales.
Additional Survey Services
Valuations
Level 2 and Level 3 surveys can include property valuations. Our RICS registered valuers provide reliable valuations for:
- Purchase decisions
- Help to Buy Wales requirements
- Probate and inheritance tax
- Private valuations for legal purposes such as tax
Specific Defect Surveys
If you need targeted investigation of a specific defect - such as cracking, damp, or subsidence - we offer specialist surveys focusing on particular issues.
Choosing the Right Survey for Your Cardiff Property
Here's our quick decision guide:
Choose Level 1 if:
- Buying a modern property (post-2000)
- Property is in excellent condition
- You have very limited budget
- You understand the limitations
Choose Level 2 if:
- Buying a standard property built after 1950
- Property appears in reasonable condition
- Conventional construction and layout
- You want comprehensive protection at reasonable cost
- You're a first-time buyer
Choose Level 3 if:
- Buying a property built before 1900
- Property has had major alterations
- Unusual or complex construction
- Property is in poor condition
- You're planning renovations
- You want maximum detail
The Value of Professional Surveys
Some homebuyers across South Wales consider skipping professional surveys to save money. This is almost always a false economy. Our experienced team regularly identifies issues worth tens of thousands of pounds.
Consider this: a Level 2 homebuyer report might cost £500-800, but it could identify defects requiring £20,000 in repairs. That's invaluable information for negotiating or deciding whether to proceed with a property purchase.
What Happens After Your Survey?
Once our RICS chartered surveyors complete your survey, we deliver a detailed survey report with clear, actionable information. You can then:
- Proceed with confidence if the property is sound
- Renegotiate the price based on identified defects
- Request the seller completes repairs before completion
- Walk away if issues are too serious
- Plan for future maintenance and repairs
Our team is always available to discuss findings and provide professional guidance on next steps.
Frequently Asked Questions
Can I upgrade from Level 2 to Level 3 after booking?
Yes, contact us before the survey date and we can upgrade your booking. Many clients do this after viewing the property and realizing it needs more detailed inspection.
How long does each survey take?
Level 1 surveys take 1-2 hours, Level 2 takes 2-3 hours, and Level 3 building surveys typically take 4-6 hours depending on property size and complexity.
Do mortgage lenders accept RICS surveys?
RICS surveys are independent assessments for you, the buyer. Lenders conduct their own mortgage valuations. However, you can often use your RICS survey to satisfy mortgage requirements with some lenders.
What if the survey finds serious problems?
Our chartered surveyors will clearly explain any serious issues in your report. We provide impartial advice on whether problems are deal-breakers or simply require budgeting for repairs.
Do you survey properties outside Cardiff?
Yes! Our team of chartered surveyors covers all of Cardiff and South Wales, including Swansea, Newport, Vale of Glamorgan, and surrounding areas, plus Bristol.
Book Your Survey with Cardiff Surveyors
As an independent firm of RICS chartered surveyors, we've been providing professional property surveys across Cardiff and South Wales for over 25 years. Our experienced team includes RICS and CIOB accredited surveyors with deep knowledge of the local property market.
We deliver survey reports in a timely manner with clear, jargon-free explanations of any issues found. Our impartial advice helps you make informed decisions about your property purchase.
Whether you need a Level 2 homebuyer report for a modern semi in Llanishen or a comprehensive Level 3 building survey for a Victorian terrace in Roath, our chartered surveyors specialising in residential properties are here to help.
Contact us today for your online quote and professional survey service across Cardiff and South Wales.