Not everyone calling themselves a "surveyor" is regulated or qualified to produce a RICS survey report. Here's how to verify your surveyor's credentials and why it matters.
Key Points
Only RICS-registered surveyors can produce Level 1, 2, and 3 survey reports
Check the RICS register at rics.org/find-a-member — it's free and public
The key designation is MRICS (Member) or FRICS (Fellow) — the highest grade
AssocRICS is an associate level — suitable for some valuations, but not full surveys
Always check the surveyor carries professional indemnity (PI) insurance
Snagging inspectors don't legally need RICS qualification — but accreditation is strongly recommended
What Qualifications Should a House Surveyor Have?
In the UK, RICS (Royal Institution of Chartered Surveyors) is the main professional body regulating property surveyors. RICS membership levels relevant to house surveys are:
Designation
Full Name
Can Produce Level 2/3 Survey?
Notes
FRICS
Fellow of RICS
✅ Yes
Highest grade — extensive experience
MRICS
Member of RICS
✅ Yes
Standard professional membership
AssocRICS
Associate Member
⚠️ Limited
Entry level — check specific competency
Student / Trainee
RICS Trainee
❌ No
Must be supervised by MRICS/FRICS
How to Check Your Surveyor's RICS Registration
Go to rics.org/find-a-member (free, public database)
Search for the surveyor by name or firm
Check their designation (MRICS or FRICS for full survey work)
Confirm their current membership is active (not lapsed or suspended)
Check the type of work they're accredited for (residential surveying)
You can also ask the surveyor directly to confirm their RICS number, which they should be happy to provide. Their survey report should include their RICS designation, company name, and PI insurance details in the footer or cover page.
Other Relevant Accreditations
RPSA
Residential Property Surveyors Association. An alternative body to RICS for residential surveyors. RPSA members can produce HomeBuyer-equivalent reports.
CABE
Chartered Association of Building Engineers. Members may carry out structural assessments and building surveys, particularly for non-standard properties.
CIOB
Chartered Institute of Building. Chartered Members (MCIOB) may be suitable for building surveys on complex construction projects.
Snagging (No set body)
New build snagging inspectors aren't legally required to hold any professional body membership. Look for RICS, RPSA, or NHBC-trained inspectors, and check reviews carefully.
Red Flags: Signs Your Surveyor May Not Be Properly Qualified
Cannot provide an RICS membership number when asked
Charges unusually low fees (well below £400 for a Level 2) — quality is rarely a coincidence
Cannot confirm they carry professional indemnity insurance
Produces a report that doesn't follow RICS Home Survey Standard format
Is recommended by the estate agent or developer without offering you any independent alternatives
Refuses to have a follow-up call to discuss report findings
Frequently Asked Questions
Can I make a complaint if my surveyor misses something?
Yes — if a RICS-registered surveyor fails to identify a defect that a competent professional should have found, you may have grounds for a professional negligence claim against their PI insurance. First raise the complaint through RICS's formal complaints procedure. Document everything.
Is a surveyor recommended by the estate agent trustworthy?
Not automatically. Estate agents sometimes receive referral fees for recommending surveyors. Always check the surveyor's RICS credentials independently and get at least one alternative quote before deciding.
Does a surveyor need to be RICS-qualified for a snagging survey?
No — there's no legal requirement. However, using an RICS member or RPSA-registered inspector for a snagging survey gives you stronger recourse if something is missed and you suffer financial loss as a result.