What is the difference between a roof survey and a RICS survey?
A RICS Home Survey looks at the property as a whole: walls, floors, windows, services, outbuildings and the roof. The roof is one part of a much wider inspection, so the surveyor's time and the report's detail are shared across the whole building.
A roof survey concentrates on one element. The surveyor inspects the accessible roof space and visible roof structure, looking at timbers, signs of movement, water ingress, insulation and ventilation, and explains what was seen and what to do next.
Does a Level 2 survey include the roof?
Yes. A RICS Level 2 Home Survey considers the roof as part of a visual inspection, and the surveyor will look into an accessible roof space where it is safe to do so. The level of detail is proportionate to a conventional property in reasonable condition.
For a straightforward, modern or well maintained home, the roof coverage within a Level 2 survey is often enough.
Does a Level 3 survey include the roof?
Yes. A RICS Level 3 Building Survey gives a more detailed assessment of the whole building, including the roof, and is generally the better fit for older, larger or altered properties. It describes defects in more depth and discusses possible causes and repair options.
Because a Level 3 already looks at the roof in more detail, many buyers of period homes will not need a separate roof survey. It is still worth asking a surveyor if the roof is your main concern.
When is a separate roof survey worth it?
A focused roof survey is most useful when the roof is the specific worry rather than the whole property.
- You have seen water staining on upper ceilings or suspect a leak
- The loft has been converted or altered and you want the roof structure looked at more closely
- You are planning a loft conversion, dormer or major renovation
- A general survey has flagged the roof and recommended further investigation
- You already own the property and want to understand the roof's condition after severe weather
Roof survey, drone survey or both?
A roof survey is an internal inspection of the accessible roof space and visible structure. It does not provide close external views of coverings, chimneys or valleys. Where those high-level external areas need a closer look, a drone survey can capture aerial images for a surveyor to review.
The two services answer different questions, so some owners and buyers use them together.
How to choose
If you are buying, choose the survey that suits the whole property first: Level 2 for conventional homes in reasonable condition, Level 3 for older, larger or altered homes. Add a roof survey if the roof is a particular concern. If you are unsure, speak to a surveyor before you book so you pay only for what the property needs.