The main types of property surveys in the UK are the Condition Report (Level 1), the Executive Summary Report (Level 2), and the Building Survey (Level 3).
Each provides a different level of detail and is designed for different types of property. Choosing the right one helps buyers understand the true condition of a building and avoid expensive surprises down the line.
According to MoneyHelper, more than one in five buyers face unexpected repair costs because they did not commission the right survey. So knowing your surveys might indeed come in handy!
Lloyd Dixon Group is an experienced team of property surveyors in London, St Albans and Hertfordshire. To get a quote or speak to us, please call 075 95 534 101.
What is a Condition Report (Level 1)?
A Condition Report is the most basic type of survey and is designed to give buyers a clear overview of the property’s general condition. It highlights urgent defects, safety concerns, and areas that require attention, using a simple traffic-light system (green = satisfactory, amber = needs attention, red = urgent issue).
Unlike more detailed surveys, a Condition Report does not provide repair advice, detailed analysis, or a market valuation. Instead, it acts as a reassurance tool, showing whether the property appears structurally sound at a glance.
Condition Reports are best suited for:
- Newly built homes
- Conventional properties in seemingly good order
- Buyers who only need a high-level overview before proceeding
While they are affordable and fast to complete, they may not be sufficient for older or unusual properties, where hidden problems are more likely.
What is an Executive Summary Report (Level 2)?
An Executive Summary Report builds on the Condition Report by offering more detail and practical advice. It examines key building elements such as the roof, walls, floors, windows, plumbing, and electrics, while also flagging maintenance issues that may become costly in the future.
This type of survey can also include an optional market valuation, which helps buyers judge whether the asking price is reasonable. That combination of condition assessment and valuation makes it one of the most popular choices in the UK.
According to RICS, the Executive Summary Report is particularly appropriate for properties built after 1900 that appear to be in reasonable condition. For buyers, it provides a good balance of detail and cost, offering reassurance without the depth (and expense) of a full Building Survey.
What is a Building Survey (Level 3)?
A Building Survey is the most detailed and comprehensive property survey available. It provides a thorough analysis of the property’s structure and condition, often spanning many pages and supported by photographs. The report highlights both visible and potential issues, including structural problems, damp, rot, subsidence, roof damage, and safety concerns.
Crucially, it not only identifies defects but also gives clear guidance on the type of repairs required and the urgency of those repairs. In some cases, it may recommend further specialist investigations, such as electrical testing, asbestos checks, or drainage surveys.
Building Surveys are strongly recommended for:
- Older properties (pre-1900s)
- Large, unusual, or listed buildings
- Homes with significant alterations or planned renovations
- High-value properties where risks are more costly
While they are the most expensive option, Building Surveys often save buyers money in the long run by uncovering hidden issues before purchase.
How do the costs compare between survey types?
The cost of a survey generally increases with the level of detail. On average:
- Condition Report (Level 1): £300–£500
- Executive Summary Report (Level 2): £400–£1,000
- Building Survey (Level 3): £600–£1,500+
See also:
Factors such as property size, age, and location influence the final price. For example, a Building Survey on a large Victorian property in London will usually cost more than one on a smaller modern home outside the city.
While the upfront cost may feel significant, it is often small compared with the thousands of pounds that buyers could face in unexpected repair bills if problems go unnoticed.
Which property survey should you choose?
The right survey depends on the property and the buyer’s needs:
- Modern homes in good condition – usually only need a Condition Report.
- Conventional properties in reasonable shape – often best suited to an Executive Summary Report.
- Older, unusual, or high-value properties – benefit from the detail of a Building Survey.
Asking your surveyor for advice ensures you select the most appropriate option for your situation.
How Lloyd Dixon supports clients
At Lloyd Dixon Group, we provide expert guidance on choosing the correct level of survey. Our team carries out Executive Summary Reports and Building Survey Reports, delivering clear, structured reports that help buyers make confident decisions.
Not sure which survey is right for you? Contact us today and we’ll help you make the best choice.