The RICS Home Survey Standard: what the second edition changes, and when

Published 2 November 2026, from RICS's update of 28 September 2026 (revised 6 October).

RICS intends to publish the second edition of its Home Survey Standard in the first quarter of 2027. Until then, surveyors keep working to the current edition, which came into effect on 1 March 2021. The 2025 consultation proposed six main changes, including an optional valuation at every survey level and the use of technology and AI.

This is a summary of what RICS has published so far. The second edition is still a draft, and nothing in it is final until RICS publishes it.

When does the second edition come in?

In its September 2026 update, RICS said drafting of the remaining sections has been completed and the text is going through editorial review and sign-off by its Knowledge and Practice Committee and Standards and Regulation Board. A "Basis of conclusions" report, which RICS describes as a summary of "how consultation feedback has informed the development of the second edition", will be published with the final standard.

RICS's words on timing: "Our intention is to publish Q1 2027. This may be impacted by the introduction of reforms in residential buying and selling process." RICS didn't say which reforms it means. Before it takes effect, RICS says it will "set out the principal changes, publication and effective dates, any transitional arrangements, and the guidance and resources you'll need to prepare." Until then: "Please continue working to the current edition of the Home Survey Standard until updates are officially announced."

What did the consultation propose?

RICS's home surveys page lists the proposed changes:

1. Updated information on legislation and regulatory practices.
2. Use of technology and AI.
3. Greater clarity on levels of surveying.
4. Optional valuation for all levels of surveying.
5. Guidance for "additional risk" dwellings.
6. Additional services, "from retrofit buildings to drone inspections".

What surveyors are doing now

Surveyors using Otto, Home's report writer, completed 577 RICS reports between 1 January and 29 October 2026. 328 were Level 2 surveys and 249 were Level 3 building surveys. These are reports completed in Otto, not a measure of the whole market.

What to check in your practice now

These are questions to work through against the proposals. Check them against the final text when it's published.

• Valuations. If a valuation becomes optional at every level, check who in your firm is qualified to carry them out, whether your professional indemnity cover extends to them, and how you'd price a survey with a valuation added.
• How you describe each level. If the final text redefines the levels, review how your website and terms of engagement describe each one.
• Higher-risk homes. RICS hasn't yet published what counts as an "additional risk" dwelling. Our reading is that it may cover homes such as older, retrofitted or non-standard ones, so check the final definition against the work you take on.
• Drones and other tools. If you use drones, check your insurance and permissions cover the way you use them.
• AI in your reports. RICS's separate professional standard on the responsible use of AI has applied since 9 March 2026. Our guide to what the RICS AI standard requires sets out the questions to ask any tool you use.

Surveyors using Otto, Home's report writer, completed 577 RICS reports between 1 January and 29 October 2026.

Where Otto fits

Otto turns your dictation and photos into a RICS Level 2 or Level 3 report that you check and sign. It follows the current standard's report structure. Read how Otto's auto mode works and where AI fits in RICS reporting, see the surveyor toolkit, or browse our guide for surveyors. For comparable evidence, Home's sold prices pages show recent sales by town, for example Leeds sold prices.

Frequently asked questions

What is the RICS Home Survey Standard?

The professional standard RICS members follow when they carry out home surveys. It sets out the survey levels, what each must cover, and how surveyors report to clients. The current edition came into effect on 1 March 2021.

When will the second edition be published?

RICS said in September 2026 that it intends to publish in the first quarter of 2027, though reforms to the home buying and selling process may affect that. The date it takes effect, and any transition period, haven't been announced.

Which edition should surveyors use now?

The current edition. RICS says to "continue working to the current edition of the Home Survey Standard until updates are officially announced."

Will a valuation be included at every survey level?

The consultation proposed an optional valuation for all levels of surveying. It remains a proposal until the final standard is published.

Does the second edition cover AI?

The consultation proposed covering the use of technology and AI. Separately, RICS's professional standard on the responsible use of AI has applied since 9 March 2026.

Sources

• Home Survey Standard second edition update. RICS. Accessed 30 October 2026.
• Home surveys (Home Survey Standard and consultation). RICS. Accessed 30 October 2026.