When you start looking into property surveys, you’ll quickly come across the letters RICS. Surveyors describe themselves as RICS-regulated. Reports are labelled as RICS surveys. But what does RICS actually mean, and why should it matter to you as a buyer?
This guide explains what RICS is, what a RICS survey involves, and why instructing a RICS-regulated surveyor is the safest and most reliable choice when you’re buying a home.
What is RICS?
RICS stands for the Royal Institution of Chartered Surveyors. It’s the leading professional body for surveyors, valuers and property professionals in the UK — and one of the most respected in the world. Founded in 1868, RICS sets the standards that govern how qualified surveyors operate, and it regulates the firms that carry out survey and valuation work.
To become a member of RICS, a surveyor must complete an accredited degree, gain structured practical experience, and pass a professional assessment — the Assessment of Professional Competence, or APC. Only once they have passed this rigorous assessment can they use the letters MRICS (Member of the Royal Institution of Chartered Surveyors) or FRICS (Fellow) after their name.
RICS also has an Associate membership — AssocRICS (Associate of the Royal Institution of Chartered Surveyors) — gained through its own structured assessment. Associate members are qualified RICS professionals who carry out survey work within their area of competence, working to the same RICS Home Survey Standard and Rules of Conduct.
Membership isn’t a one-time achievement either. RICS members are required to keep their knowledge current through continuing professional development, and they must comply with RICS rules of conduct throughout their careers.
What is a RICS Survey?
A RICS survey is a residential property survey carried out in accordance with the RICS Home Survey Standard — the framework that governs how surveys should be conducted and reported. This standard ensures consistency, quality and transparency across all RICS residential surveys, regardless of which firm carries them out.
There are three levels:
RICS Level 1 — Condition Report. A basic overview of a property’s condition, using a traffic-light rating system. Suited to new-build or near-new properties in excellent condition.
RICS Level 2 — Homebuyer Report. The most widely used survey. A thorough visual inspection with condition ratings for all major elements of the building. Well suited to conventional properties in reasonable condition.
RICS Level 3 — Building Survey. The most comprehensive survey available. A detailed inspection and analysis of the building’s condition, construction and defects. Right for older, complex or troubled properties.
Each level has defined requirements for what must be inspected and reported on, which is why a RICS survey gives you genuine assurance about the quality of the report you receive.
Why Does RICS Regulation Matter?
Anyone can call themselves a property inspector or surveyor — there is no legal requirement to hold any particular qualification to carry out a building inspection. This means that without RICS regulation (or membership of an equivalent body), a buyer has no guarantee that the person inspecting their property has the knowledge, training or professional accountability to do the job properly.
Choosing a RICS-regulated firm gives you several important protections:
Professional standards. RICS members must follow the RICS Home Survey Standard and Rules of Conduct. There is a defined framework for how the inspection should be carried out and what the report must contain.
Professional indemnity insurance. RICS-regulated firms are required to hold professional indemnity insurance. If your surveyor makes an error that results in financial loss to you, you have a route to redress.
Complaints procedure. If you’re unhappy with the service you receive, RICS provides a formal complaints handling process — giving you independent recourse if things go wrong.
Accountability. RICS members put their name and professional reputation behind every report they sign. That accountability matters.
What’s the Difference Between a Chartered Surveyor and a Registered Valuer?
You may also see the term Registered Valuer alongside Chartered Surveyor. These are distinct credentials.
A Chartered Surveyor (MRICS or FRICS) is qualified to carry out surveys and inspections. A Registered Valuer holds an additional RICS qualification specifically for valuation work — confirming that they are competent to provide formal market valuations in accordance with the RICS Valuation — Global Standards (known as the Red Book).
If you need a formal valuation — for Help to Buy, shared ownership, probate, matrimonial purposes or a Help to Buy redemption — you should always instruct a RICS Registered Valuer, not just any surveyor.
How Do I Know if My Surveyor is RICS-Regulated?
You can check whether a surveyor or firm is RICS-regulated by searching the RICS Find a Surveyor directory at rics.org. This lists all regulated firms and their members, so you can verify credentials before you instruct anyone.
Look for the RICS logo on the firm’s website, and check that the individual surveyor carries MRICS, FRICS or AssocRICS after their name. If a firm can’t demonstrate RICS regulation, consider that a red flag.
Does RICS Regulation Cost More?
Not significantly — and any small difference in fee is easily justified by the protection RICS regulation provides. The professional standards, insurance and accountability that come with a RICS-regulated survey are not extras: they are the baseline quality assurance that every buyer should expect.
A lower quote from an unregulated inspector may look attractive, but it comes without the safeguards that matter when you’re spending hundreds of thousands of pounds on a property.
Choose a RICS-Regulated Surveyor for Your Purchase
Gibsons Surveyors Ltd is a RICS-regulated firm of Chartered Surveyors and Registered Valuers. Andrew Gibson BSc (Hons) MRICS brings local expertise and rigorous professional standards to every survey and valuation across Essex, Greater London, Kent and Hertfordshire. He is supported by Harry Crawford-Vine AssocRICS, an Associate of RICS and RICS Registered Valuer, who carries out Level 2 Home Surveys and valuations to the same professional standards.
Every report is written in plain English — no jargon, no padding, just clear and honest information to help you make a confident decision about your purchase.
Contact Gibsons Surveyors at gibsons-surveyors.ltd/contact-us/ to discuss your survey requirements or request a no-obligation quote.