If you’ve just received a RICS Level 2 Home Survey report, you’ll have noticed that almost every element of the property has been given a Condition Rating — a number from 1 to 3, or the letters NI. These ratings are the core of how your surveyor communicates risk, and understanding what they mean is the first step to knowing what to do next.
This guide explains each Condition Rating in plain English, how they differ between a Level 2 and Level 3 survey, and what action — if any — you should be taking.
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Which Survey Do I Need? →What are Condition Ratings?
Condition Ratings are a standardised system used by RICS-registered surveyors to describe the state of each part of a property — the roof, walls, windows, drainage, electrics and so on. Rather than writing a free-form description for every element, your surveyor assigns a rating that immediately signals how serious any issue is and whether action is required.
They were introduced as part of the RICS Home Survey Standard to make survey reports easier to read and compare. Every element inspected gets one rating. Nothing is left unrated unless it falls into the NI category.
How Condition Ratings work in a Level 2 vs Level 3 survey
Condition Ratings appear in both Level 2 and Level 3 RICS surveys, but they work slightly differently.
In a Level 2 Home Survey, the ratings are the primary way your surveyor communicates findings. Each section of the report lists the element, describes what was seen, and assigns a rating. The report is structured around them.
In a Level 3 Building Survey, the surveyor provides a much more detailed written description of defects, their causes, and likely remediation. Condition Ratings are still used, but they sit alongside more in-depth technical commentary. A Level 3 is typically recommended for older properties, those in poor condition, or where significant works are planned.
If you’re unsure which survey you received — or which one you should be ordering — our Which Survey Do I Need tool can help.
The Four Condition Ratings
No repair currently needed
The element is in satisfactory condition. Normal maintenance may be needed over time, but there is no urgent or significant defect present.
Repairs or replacement needed soon
Defects are present that need attention. They are not considered urgent but should be addressed to prevent further deterioration. Often a point for price negotiation.
Urgent repairs or investigation needed
Serious defects that require immediate attention. These may affect safety, cause significant damage if left, or require specialist investigation before you proceed with a purchase.
Not Inspected
The surveyor was unable to inspect this element — typically because it was concealed, inaccessible, or outside the agreed scope. NI does not mean no problem; it means no access.
What should you do with a Condition Rating 3?
A CR3 is the most serious finding in a Level 2 report. It does not automatically mean you should pull out of a purchase, but it does mean you need more information before you can make that decision.
Your next step will typically be to instruct a specialist — a structural engineer for movement or cracking, a damp specialist for moisture ingress, a roofing contractor for significant roof defects. Your surveyor should indicate in the report what type of specialist is appropriate.
Once you have a specialist’s report and an estimated cost of repair, you are in a much stronger position to either renegotiate the purchase price or make an informed decision about whether to proceed. Our Repair Cost Estimator can give you a rough sense of likely costs while you wait for quotes.
What should you do with a Condition Rating 2?
CR2 findings are common — most properties of any age will have several. They are not cause for alarm, but they should not be ignored. Collectively, CR2 items are often used as the basis for renegotiating the purchase price, particularly if there are multiple issues that will require attention in the near term.
Read through each CR2 item carefully. Your surveyor’s written commentary will tell you more than the rating number alone.
What does NI mean in practice?
NI items are worth paying attention to. Common reasons include flat roof sections that could not be safely accessed, drainage that was not tested, or areas concealed by fitted furniture or flooring. If a high-risk element — the roof structure, for example — is listed as NI, it is worth asking your surveyor whether a further inspection or specialist report is advisable before exchange.
Is a Condition Rating 3 a deal breaker?
Not necessarily. It means something requires urgent attention or further investigation, not that the property is unsalvageable. Many buyers proceed after a CR3 — often with a renegotiated price. What matters is understanding the cost and scope of the issue.
Can I use Condition Ratings to negotiate on price?
Yes, and it is common practice. CR2 and CR3 items can both be used to support a price reduction request, provided you have some basis for the likely cost of repair. Getting specialist quotes before exchange strengthens your position.
Do Level 3 surveys use Condition Ratings?
Yes. Condition Ratings appear in both Level 2 and Level 3 RICS surveys. In a Level 3, they are accompanied by significantly more detailed written commentary on cause, risk and recommended action.
My report has lots of CR2s — should I be worried?
A high number of CR2 items does not necessarily indicate a problem property. On an older home, it is normal. Read each item individually and look at the cumulative cost of addressing them rather than focusing on the count alone.
What if I don't understand my survey report?
Contact your surveyor directly — they are obliged to discuss the report with you. If you used CJ Bloor, call us on 0333 577 9556 and we’ll walk you through it.
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