The short answer
The RICS traffic-light rating is a simple 1, 2, 3 condition score applied to each element of the property, shown as green, amber and red. Condition Rating 1 (green) means no repair is currently needed — normal maintenance only. Condition Rating 2 (amber) means defects that need attention but are not serious or urgent — repair or replacement during normal ownership. Condition Rating 3 (red) means defects that are serious or need urgent attention or further investigation — often before exchange. The system appears on Level 2 (HomeBuyer) and Level 3 (building) survey reports. You may also see NI (not inspected) and NF (further investigation needed but a rating could not be given), which flag where the surveyor could not reach a conclusion.
The colour-coded ratings make a survey quick to scan, but the detail behind each colour is what matters. Here is what 1, 2 and 3 actually mean.
Rating system at a glance
- Rating 1Green — no repair needed now
- Rating 2Amber — defects, not urgent
- Rating 3Red — serious / urgent / investigate
- NINot inspected
- Used onRICS Level 2 and Level 3
What each rating means
RICS applies a condition rating to every part of the property — roof, walls, windows, services and so on — so you can see at a glance where attention is needed. Rating 1 is the reassuring green: the element is in satisfactory condition with no repair currently required, just ordinary upkeep. Rating 2 is amber: there are defects that need repairing or replacing, but they are neither serious nor urgent — the kind of thing you address over the course of owning the home. Rating 3 is red, and it is the one to read carefully: the element has defects that are serious, or that need urgent attention, repair or further investigation, frequently before you commit to the purchase. The ratings are designed to be consistent across RICS reports so buyers can compare like with like.
| Rating | Colour | Meaning |
|---|---|---|
| 1 | Green | No repair needed now; maintain as normal |
| 2 | Amber | Defects needing attention, not urgent |
| 3 | Red | Serious or urgent; may need action before exchange |
| NI | Grey | Not inspected on the day |
| NF | Grey/red | Further investigation needed; no rating possible |
RICS condition ratings as used on Level 2 and Level 3 reports. Source: RICS Home Survey Standard.
The grey entries: NI and NF
Two non-colour entries are easy to skim past but important. NI — not inspected means the surveyor could not access or see that element on the day (a sealed loft, a locked outbuilding, a covered floor). It is a statement of limitation, not a verdict, so it should prompt you to ask whether access can be arranged or a follow-up is needed. NF indicates that the surveyor identified a need for further investigation but could not give a condition rating without it — for example suspected movement that requires a structural engineer. Neither NI nor NF means the element is fine; they mean the question is open, and a careful buyer treats them as items to resolve rather than ignore.
How to act on the ratings
Use the ratings as a map, not a final answer. The red (3) items deserve your first attention: read the surveyor's explanation of the defect, its cause and urgency, and decide whether to commission the recommended specialist (roofer, electrician, engineer), renegotiate the price, or build in a repair budget. Amber (2) items form your medium-term maintenance plan and can also feed into negotiation if they are extensive. Green (1) items need nothing beyond normal upkeep. Always read the narrative behind the colour rather than counting reds — a single red roof can outweigh a page of greens. And resolve every NI and NF before exchange so there are no unanswered condition questions when you commit.
Frequently asked questions
Is a Condition Rating 3 a dealbreaker?
Not necessarily. A red flags a serious or urgent defect that usually needs action — a specialist inspection, a repair budget or renegotiation — but many reds are fixable. Read the surveyor's explanation and cost the work before deciding.
Do both HomeBuyer and building surveys use traffic lights?
Yes. The RICS condition ratings 1, 2 and 3 appear on both Level 2 (HomeBuyer) and Level 3 (building) survey reports, which lets buyers compare condition consistently across the two report types.
What does NI mean on a survey report?
NI means 'not inspected' — the surveyor could not access or see that element on the day, for example a sealed loft or locked outbuilding. It is a limitation to resolve, not a confirmation that the element is sound.
Sources & further reading
Figures on this page are typical UK ranges drawn from published sources and depend on the specific property and survey level. They are guidance, not a quotation.