Buyers and owners often ask whether they need a roof survey if they’re already having a RICS Level 2 or Level 3 survey. The two do different jobs. A home survey tells you about the whole property, from the foundations to the chimney pots. A roof survey spends all of its time on the roof.
This guide explains what each one usually covers, where each one stops, and how to decide whether you need one, the other or both. Our survey is a specialist roof survey. It isn’t a RICS Level 2 or Level 3 building survey, and it isn’t a structural engineer’s report. We’re explaining the difference so you can choose the right report, not suggesting one replaces the other.
What a RICS home survey is for
RICS home surveys are carried out by RICS members and follow a set scope published by RICS. There are two common levels:
- Level 2 suits conventional houses and flats in reasonable condition. It reports on the visible condition of the main parts of the property and flags anything that needs further investigation.
- Level 3 is a more detailed survey. It suits older, larger or altered properties, or buildings in poorer condition, and says more about defects and what to do about them.
Both cover the whole building: walls, floors, windows, services, outbuildings and the roof. You can read the Level 2 scope on the RICS website. If you’re having one, ask the surveyor how they’ll inspect the roof on your particular property.
How a home survey usually treats the roof
Because a home survey covers so much, the roof gets only part of the surveyor’s time. Roof coverings are often seen from the ground and from public areas nearby, and the roof space is looked at where it’s safe and accessible.
That works well for many homes. On a roof that’s hard to see, such as a butterfly roof hidden behind a parapet, a tall terrace or a roof with several flat sections at the back, the view can be limited. When that happens, a home survey report often recommends further investigation of the roof. That’s the point where a specialist roof survey comes in.
What a specialist roof survey does differently
A roof survey concentrates on one part of the building. We look at the coverings, ridges, hips, valleys, flashings, chimneys, gutters, flat roofs and the roof space where there’s safe access. We inspect from the ground, from windows and vantage points, from the loft and, where applicable, by drone.
Depending on the package, the survey can also include moisture detection, a structural check, thermal imaging and a drone inspection where applicable. The report has photographs and written recommendations, prioritised by urgency where relevant. A pre-purchase roof survey is the version for buyers.
The other difference is focus. Because the whole visit is about the roof, there’s time to follow a stain in the loft back to a flashing, to look along a valley gutter from more than one angle, or to check each chimney in turn. On a house with several roofs, such as a terrace with a rear addition and a bay, each one gets its own attention. Time on site is usually about 1–2 hours for a house.
Want a roof surveyed? We cover London and the South East, with written reports and photos from £150 including VAT. Book a survey or call 07833 053749.
Side by side
| RICS Level 2 | RICS Level 3 | Our roof survey | |
|---|---|---|---|
| What it covers | The whole property | The whole property, in more depth | The roof only |
| Who it suits | Conventional homes in reasonable condition | Older, larger or altered homes | Anyone with a question about the roof |
| How the roof is seen | Set by the RICS scope; often from the ground | Set by the RICS scope; more detail | Ground, windows, loft, and drone where applicable |
| Extra roof methods | Ask the surveyor | Ask the surveyor | Moisture detection, thermal imaging and drone, depending on package |
| Walls, floors, services | Yes | Yes | No |
| Structural engineer’s report | No | No | No |
Use the table as a rough guide. The exact scope of any survey depends on the surveyor and the property, so always check what you’re getting before you book.
When you might want both
- Your home survey has flagged the roof, a chimney or the gutters for further investigation.
- The house is old, with a slate or clay tile roof, lead valleys or a parapet gutter.
- There are flat-roofed extensions, dormers or garages.
- You can see stains on the top-floor ceilings and want to know whether there’s an active leak.
- You’re buying a flat in a block and the roof is shared.
In those cases the home survey tells you about the whole house, and the roof survey answers the specific roof questions. Our guide on whether you need a roof survey when buying goes into this further.
What neither report can do
Neither a home survey nor a roof survey can see under slates, tiles or membranes, or inside walls, without opening them up. Neither is a structural engineer’s report with calculations. If a surveyor is worried about the structure, they’ll say so and recommend the right specialist.
Neither is an asbestos survey either. If a building was built or refurbished before 2000, it may contain asbestos, according to the HSE. Our report may flag materials that could contain it, and a specialist asbestos surveyor should check those before they’re disturbed.
Questions to ask before you book any survey
- How will you inspect the roof on this property, and which parts won’t you be able to see?
- Will you go into the roof space?
- Will the report include photographs of the roof?
- How soon will I get the report, and can I ask questions afterwards?
- What insurance do you hold? We hold professional indemnity and public liability insurance.
To see exactly what our survey includes, read what our survey covers, or contact us to talk it through.
Quick answers
Is your roof survey a RICS survey?
No. It’s a specialist roof survey. It isn’t a RICS Level 2 or Level 3 building survey, and it isn’t a structural engineer’s report.
Does a RICS Level 2 survey cover the roof?
Yes, as one part of the whole property. The roof is often seen from the ground, and further investigation may be recommended.
Can a roof survey replace a home survey?
No. It covers only the roof. It works alongside a home survey rather than instead of one.
Which should I book first?
Usually the home survey. If it flags the roof, book a roof survey before exchange to answer those questions.
Related services
More advice
- Do I Need a Roof Survey When Buying a House?
- What Does a Roof Survey Include?
- Using a Roof Report to Renegotiate a House Price
- How Much Does a Roof Survey Cost?
- All advice
This guide is general information about roofs and roof surveys. It isn’t legal, insurance or structural engineering advice; for those, speak to a suitably qualified professional.