Question 1

Which RICS survey level do I need?

Accepted Answer

As a rule of thumb: Level 1 suits modern, conventional homes in apparently good order; Level 2 suits most conventional houses, bungalows and flats in reasonable condition and is the most commonly chosen; Level 3 is for older, altered, extended or unusual properties — which covers much of Lincolnshire's period stock in towns like Louth, Horncastle and uphill Lincoln. If you're unsure, send me the listing and I'll recommend the right level honestly — including when the cheaper option is the correct one.

Question 2

Do your RICS home surveys include a valuation?

Accepted Answer

No — I provide RICS home surveys on a survey-only basis and do not carry out valuations. Level 2 is offered in its survey-only format, which contains the full inspection and advice without the market valuation. If you need a market valuation or a mortgage valuation, that must come from an RICS Registered Valuer — typically arranged by your lender.

Question 3

What's the difference between Level 2 and Level 3?

Accepted Answer

Depth and detail. Level 2 is a thorough inspection with condition ratings and advice on repairs and maintenance, designed for conventional properties in reasonable condition. Level 3 examines the fabric of the building in far greater detail — analysing the cause of defects, setting out repair options and their consequences, and where agreed, estimating repair costs and timescales. For a 1990s estate house in Grantham or Bourne, Level 2 is usually right; for a Victorian villa in Lincoln or a Wolds farmhouse near Louth, Level 3 earns its fee.

Question 4

Isn't the mortgage valuation enough?

Accepted Answer

No — a mortgage valuation exists to protect the lender's loan, not you. It is often brief, sometimes done without visiting the property at all, and tells you almost nothing about condition. An RICS home survey is a genuine physical inspection of the property carried out for you, the buyer.

Question 5

How long does the survey and report take?

Accepted Answer

Inspection time depends on the level and the property — from an hour or two for a Level 1 to half a day or more for a Level 3 on a large period house. Written reports are delivered within 3–5 working days, and every survey includes a follow-up call to walk through the findings in plain English.

Question 6

Which areas do you cover for RICS home surveys?

Accepted Answer

The whole of Lincolnshire — including Lincoln, Grantham, Sleaford, Boston, Spalding, Louth, Horncastle, Woodhall Spa, Coningsby, Tattershall, Bourne, Market Deeping, Holbeach, Skegness, Market Rasen, Caistor, Alford, Spilsby, Wragby and Newark-on-Trent — plus the surrounding villages. Inspection slots are usually available within the week.

Question 7

Can you still help if the property turns out to need specialist investigation?

Accepted Answer

Yes — where a survey identifies something needing further investigation (structural movement, drains, timber decay), the report says so clearly and explains what to commission and why, before you exchange. You'll never be left with a vague 'seek further advice' and nothing more.

RICS Home Surveys — Levels 1, 2 & 3.

Three levels. One honest recommendation.

RICS Home Survey — Level 1

RICS Home Survey — Level 2

RICS Home Survey — Level 3

RICS surveys, explained plainly.

RICS home surveys throughout Lincolnshire.