The short answer
RICS, the professional body that sets the Home Survey Standard, says that an RICS Home Survey inspection "takes between two hours to a full day", and that for particularly large properties it may take several days. RICS also advises that you ask when the inspection will happen and when you can expect the report.
RICS does not set a single deadline for delivering the report. Published guides from survey platforms and comparison sites quote broadly similar ranges: roughly 2 to 4 hours on site for a Level 2 survey and 3 to 8 hours for a Level 3 survey, with the written report following in a matter of working days. Those are third-party typical figures, not guarantees, and individual firms differ. Always get the firm's own timescale in writing when you book.
| Level 2 Home Survey | Level 3 Home Survey | |
|---|---|---|
| Typical on-site time (published third-party guides) | About 2 to 4 hours | About 3 to 8 hours for larger or complex homes |
| Report delivery | Agreed with your surveyor; commonly several working days | Agreed with your surveyor; often a little longer than Level 2 |
| Best suited to | Conventional homes in reasonable condition | Older, larger, altered or run-down homes, or where major works are planned |
Why a Level 3 survey usually takes longer than a Level 2
RICS describes the Level 2 Home Survey as suited to conventional properties in reasonable condition that are simple in form and layout. The Level 3 Home Survey is described as the most comprehensive report, aimed at large, older or run-down properties, unusual or altered buildings, or homes where major works are planned.
In practice that means a Level 3 inspection looks more closely at how the building is constructed, why defects have arisen and what repair options exist, and the report explains these in more depth. More looking and more writing both take time. Our own descriptions of the Level 2 Home Survey and the Level 3 Building Survey set out what each includes.
What affects how long your survey takes
- Size and layout. A two-bedroom flat is quicker to inspect than a five-bedroom detached house with outbuildings.
- Age and construction. Older or non-standard construction needs closer examination and more explanation in the report.
- Alterations and extensions. Each change can mean extra checks on how the work was done and whether it appears to be finished properly.
- Condition. The more defects there are, the more there is to record, photograph and explain.
- Access. Locked loft hatches, cluttered rooms, blocked garages or no keys can slow the inspection and limit what can be seen.
- Weather and daylight. Roofs, gutters and external walls are easier to assess in good light and dry conditions.
- Surveyor availability. Diaries fill up, and your wait for an appointment may be longer than the inspection itself.
What happens on inspection day
The surveyor will usually inspect the outside first, looking at the roof coverings, chimneys, walls, windows, gutters, boundaries and grounds, and then work through the inside of the property room by room. They look at roof spaces and, where safe and accessible, other areas such as cellars and drainage. RICS notes that for Level 1 and Level 2 surveys the standard inspection does not remove secured panels, electrical fittings, inspection chamber covers or similar features. Surveyors take notes and photographs as they go.
You do not have to attend, but RICS suggests you may be able to visit at the same time as the surveyor so that you can point out specific worries. If you have concerns, such as a damp patch, a crack or a planned extension, tell the surveyor before the inspection so they can look at it with that in mind. Our guides to cracks in walls and damp and mould explain what surveyors look for in each case.
How long until you get the report?
After the visit, the surveyor writes up the findings, adds condition ratings and advice, and quality-checks the report. That is why the report takes longer than the inspection. There is no fixed national timescale, so ask the firm for its target before you instruct. A sensible question is: "When will you inspect, and by what date will I have the report?"
If your purchase is moving quickly, tell the firm at the start. Do not simply ask for the fastest report possible, because a rushed survey is not in your interest. A clear, thorough report is what lets you negotiate or decide with confidence.
When to book so the survey does not hold up your purchase
RICS recommends commissioning an RICS Home Survey after your offer has been accepted. Booking at that point shows you are a serious buyer and keeps the process moving. Some practical steps help:
- Choose the survey level early. If you are unsure whether you need Level 2 or Level 3, ask before booking, because switching later can add delay.
- Ask for written terms. The terms of engagement should describe the scope, any limitations and what you will receive.
- Arrange access. Check with the agent that the surveyor can get into the loft, garage, outbuildings and any locked rooms, and that utilities are on.
- Share the sales particulars and any concerns. The more the surveyor knows up front, the smoother the inspection.
- Read the report promptly. If it recommends further investigation, such as a drainage, timber or structural specialist, start those quickly, because they can add time to your purchase.
Does the survey add time to buying a home?
It depends on what the survey finds. RICS says that if there are no serious issues, the process continues as normal. If the survey uncovers problems, you may want to renegotiate the price, ask the seller to deal with the issue, or reconsider. Bringing in other professionals for more information can add time. RICS also advises getting quotes from at least two experienced contractors for any repairs before you make a legal commitment to buy.
Not having a survey is not a time saver worth taking. In England and Wales a survey is not a legal requirement, but RICS strongly recommends one, and a mortgage valuation is a limited check for the lender's benefit that does not give you the same detail.
Surveys across Birmingham and the West Midlands
We are based in Birmingham and cover the wider West Midlands. If you are looking at an older home, for example a Victorian or Edwardian house, ask for a Level 3 survey and allow for the longer inspection and report. See our local pages for a Level 3 survey in Birmingham, Coventry and Wolverhampton, or the Level 2 survey in Birmingham. For a Level 2 or Level 3 survey, you can get an instant quote and ask about timescales for your property.
Frequently asked questions
How long does a house survey take?
RICS says an RICS Home Survey inspection generally takes between two hours and a full day, depending on the size and complexity of the property. Larger properties can take longer. The written report follows after the inspection, and the firm should tell you its timescale when you book.
How long does a Level 3 house survey take?
A Level 3 survey is the most comprehensive RICS Home Survey, so it usually takes longer than a Level 2 on site and in report writing. Published third-party guides commonly quote about 3 to 8 hours on site, depending on the size and complexity of the home. Ask your surveyor for their estimate for your property.
How long does a Level 2 house survey take?
Published third-party guides commonly quote about 2 to 4 hours on site for a Level 2 survey of a typical home. Larger or more complex properties take longer.
Do I need to be at the property during the survey?
No. You may be able to attend, and RICS suggests this can help you point out specific concerns. If you are not attending, tell the surveyor about any worries in advance.
Can I get a survey report faster?
Some firms may offer shorter timescales, but you should ask what is realistic for your property, and avoid trading thoroughness for speed. A rushed report may not give you the information you need.
When should I book a survey?
RICS advises booking after your offer has been accepted. Choose the right survey level and confirm access arrangements before the day.
This article is general information, not advice on a particular property. Timings vary between firms and properties.
Sources
- RICS, "House surveys (UK): the costs, types and benefits of an RICS Home Survey": https://www.rics.org/consumer-guides/house-surveys-uk-the-costs-types-and-benefits-of-an-rics-home-survey
- Homemove, "How long does a house survey take?" (third-party guide, typical timings): https://homemove.com/content/how-long-does-a-house-survey-take
- eSurv, "RICS Level 3 surveys: how long do they take?" (third-party guide, typical timings): https://www.esurv.co.uk/knowledge-base/rics-level-3-surveys-how-long-do-they-take/
- SurveyorLocal, "RICS Level 2 survey" (third-party guide, typical timings): https://www.surveyorlocal.co.uk/compare-surveys/rics-level-2-survey
Need advice on a property?
Talk to our RICS Chartered Surveyors about which survey suits your purchase. Call 0121 798 9093 or WhatsApp 07901 652600.