Types of Building Surveys in the UK

RICS Level 1 Home Survey (Condition Report)

The RICS Level 1 Home Survey is the most basic residential property survey and is best suited for homes in good condition. It highlights any significant defects and potential risks without going into great detail.

Best For: Newer homes or properties in standard condition.

What it Covers:

• Basic condition of the property.
• Urgent defects requiring immediate attention.
• Risks related to boundary issues, drainage, or dampness.

RICS Level 2 Home Survey (Home Buyer Report)

A mid-level building survey designed for homes in generally good condition but which may have visible defects. The Level 2 Home Survey provides more detailed analysis than a Level 1 survey, including recommendations for further investigation if necessary.

Best For: Standard homes built after the 1900s or properties in reasonable condition.

What it Covers:

• Visible defects, such as structural cracks or signs of dampness.
• Recommendations for further inspections and repairs.
• Estimated costs for any required maintenance.

RICS Level 3 Home Survey (Full Building & Structural Survey)

The most comprehensive home survey, providing a full analysis of a property’s structural integrity. A Level 3 Home Survey is typically recommended for older or unique properties.

Best For: Older homes, listed properties, or buildings with significant structural complexity.

What it Covers:

• Detailed structural evaluation of the entire property.
• Analysis of both visible and hidden defects.
• Recommended timescales and cost estimates for repairs.

Movement Monitoring Survey

These surveys are designed to track ground and structural movement or deformation over time. Monitoring surveys can offer an early indication of potential problems or disprove any suspected movement or damage. They may be commissioned for buildings, bridges or other structures and are used for assessments by structural and geotechnical engineers.

Best For: Structures where ongoing monitoring is required due to known or suspected risks, such as subsidence, shifting foundations or structural instability.

What it Covers:

• Detailed measurements and analysis of any structural movement.
• Precise monitoring and reporting on changes or deformations.
• Drawings, maps or spreadsheet comparisons of measurements over time.

Asbestos Survey

An asbestos survey is required for older properties, particularly those built before 2000, to identify and manage asbestos-containing materials.

Best For: Properties built before 2000, particularly those from the pre-1980s era.

What it Covers:

• Identification of asbestos-containing materials (ACMs).
• Recommendations for safe removal or management of asbestos risks.

Damp Survey

A specialist survey designed to identify the source and extent of dampness within a property, including rising damp and condensation issues.

Best For: Homes with visible damp, mold, or moisture-related problems.

What it Covers:

• Identification of damp sources and affected areas.
• Recommendations for damp-proofing and repairs.
• Long-term prevention strategies.

As-Built Survey

This survey verifies that construction has been completed according to the original design specifications and plans. It is typically commissioned at the end of a project to ensure compliance and accuracy before handover or final approval. A surveyor can also carry out multiple as-built surveys at certain key project stages to monitor progress.

Best For: Large construction projects where it’s essential to check that the final build matches the approved design, such as new estates, extensions, or large infrastructure projects.

What it Covers:

• Accurate measurements for comparing the built structure against design plans.
• Key items that statutory authorities want to see before they sign off a scheme.
• Features and details tailored to individual projects.
• Documentation of the final as-built condition for records or future reference.

Thermographic Survey

This survey uses thermal imaging to detect heat loss and insulation weaknesses in a building, providing recommendations for improving energy efficiency.

Best For: Homes concerned about energy efficiency or those experiencing high heating costs.

What it Covers:

• Thermal imaging of walls, roofs, and windows.
• Identification of cold spots, drafts, and insulation gaps.
• Recommendations for improving insulation and energy efficiency.

Floor Level Survey

This survey measures the levels and flatness of floors within a building to help identify any unevenness or potential subsidence. Floor level surveys commonly commissioned for new constructions, refurbishments, or when there are concerns about structural integrity.

Best For: Properties where accurate floor levels are critical, such as in construction, renovations, or addressing subsidence or uneven flooring.

What it Covers:

• Precise measurements of floor levels across the property.
• Identification of any uneven areas or slopes.
• Detailed plans of the floor surface.

Measured Building Survey

A measured building survey provides highly detailed measurements of a building or structure, capturing accurate measurements of its architectural and structural features. These surveys are essential for various construction work and can be tailored to project requirements, offering elements such as:

• Floor plans
• Roof plans
• Internal and external elevations
• Sections and cross sections
• Site plans
• 2D & 3D models

Best For: Architects, designers or developers who need precise data for building design proposals, redevelopments, extensions, or renovation planning.

What it Covers:

• Basic surveys include features such as walls, doors and windows positions, and floor level changes.
• More complex surveys may incorporate roof plans, bespoke features, gas and electricity units, and other building systems.
• Conducted using advanced technology, like laser scanners, for high accuracy.
• Carried out according to Royal Institution of Chartered Surveyors (RICS) standards for precision and reliability.

Snagging Survey

Commonly used for new build properties, a snagging survey identifies defects, unfinished work, or issues with construction quality before the homeowner takes possession.

Best For: New build homes, typically conducted before final handover.

What it Covers:

• Identification of minor and major construction defects.
• Recommendations for fixing issues before occupation.
• Detailed snagging report for the developer.

Commercial Building Survey

A comprehensive survey designed to assess the condition and value of commercial buildings. It identifies structural and functional defects that could affect the property’s use or safety.

Best For: Offices, retail spaces, and commercial premises.

What it Covers:

• Structural condition of the building.
• Assessment of HVAC, plumbing, and electrical systems.
• Compliance with building regulations and safety standards.

Fire Risk Assessment

A legally required survey for most commercial buildings, this assessment evaluates fire safety measures and ensures compliance with the Regulatory Reform (Fire Safety) Order 2005.

Best For: All commercial properties, particularly those with public access.

What it Covers:

• Identification of fire hazards and risks.
• Review of fire safety systems and procedures.
• Recommendations for fire prevention and emergency planning.

Energy Performance Certificate (EPC) Assessment

An EPC is required by law for any property being sold or rented in the UK. It provides a rating on the building’s energy efficiency and suggests improvements.

Best For: Properties being sold or rented.

What it Covers:

• Energy efficiency rating from A (most efficient) to G (least efficient).
• Recommendations for improving energy efficiency, such as installing insulation or upgrading heating systems.

Agricultural Survey

This survey assesses the suitability of land and agricultural buildings for farming or rural activities, evaluating soil quality, drainage, and structures.

Best For: Farms, rural estates, and agricultural land.

What it Covers:

• Soil composition, fertility, and drainage.
• Structural integrity of agricultural buildings such as barns and silos.
• Compliance with agricultural regulations and environmental guidelines.

Soil Survey

A detailed analysis of soil conditions, including fertility and drainage, essential for farming, landscaping, or construction.

Best For: Agricultural land, large estates, or landscaping projects.

What it Covers:

• Soil composition and quality.
• Drainage assessment and suitability for planting.
• Recommendations for soil improvement if needed.

Industrial Survey

This survey evaluates the condition of industrial buildings, focusing on both structural soundness and operational safety.

Best For: Factories, warehouses, and large industrial properties.

What it Covers:

• Structural assessment of the building.
• Condition of industrial equipment and machinery.
• Compliance with health, safety, and environmental regulations.

Mining Search

Conducted in areas with historical mining activity, this search assesses whether underground works pose a risk to the property.

Best For: Properties located in former mining areas (e.g., Cornwall, South Wales).

What it Covers:

• Risks of subsidence or structural issues due to past mining.
• Historical data on nearby mining works.
• Recommendations for further investigation if risks are found.

Tree Survey (Arboricultural Survey)

This survey evaluates the health and safety of trees on a property, particularly for planning and development projects.

Best For: Properties with large or mature trees, or those undergoing nearby construction.

What it Covers:

• Tree health, stability, and risk of disease.
• Recommendations for preservation or removal.
• Advice on tree protection during development.

Party Wall Survey

This survey ensures compliance with the Party Wall Act, which regulates construction and renovation work near shared walls or boundaries.

Best For: Properties undergoing renovations or extensions near shared boundaries.

What it Covers:

• Rights and obligations under the Party Wall Act.
• Assessment of construction impact on shared walls.

Boundary Survey

A boundary survey measures the outline of your property and can provide you with greater understanding of your boundary lines. You can use it to gain clarity and come to an agreement with neighbours or prevent future conflicts. It is also useful if you are planning construction work close to your property boundaries.

Best For: Properties with unclear boundaries and landowners who want to avoid disputes.

What it Covers:

• Mapping and measurement of property boundary features
• Checking that on-the-ground features match the Land Registry title plan.
• Documentation for mortgage approvals, determined boundary applications and future reference.

RICS Valuation

This survey provides an independent assessment of a property’s market value and is typically required for mortgage approvals, shared ownership schemes, and Right to Buy applications.

Best For: Property sales, shared ownership, and Right to Buy schemes.

What it Covers:

• Market value of the property.
• Insurance reinstatement value (the cost to rebuild the property in case of damage).

Mortgage Valuation Survey

This survey is usually arranged by a mortgage lender to confirm that the property is worth the agreed sale price and to ensure that the loan is appropriately secured.

Best For: Buyers applying for a mortgage.

What it Covers:

• Basic valuation of the property to confirm its market value.
• Verification that the property provides adequate security for the lender in case of a loan default.

Drone Surveys

Drone surveys are ideal for assessing hard-to-reach areas such as rooftops and large industrial properties.

Best For: Commercial and industrial properties.

What it Covers:

• Aerial imaging of the property.
• Structural assessments of inaccessible areas.

Heritage Building Surveys

For historic or listed properties, these surveys provide detailed assessments to preserve the building’s integrity.

Best For: Heritage or listed properties.

What it Covers:

• Structural integrity of historic elements.
• Recommendations for restoration or preservation.