Level 2 vs Level 3 Survey: Which One Do You Need?
Choosing the right survey level can save you money, avoid surprises, and help you negotiate better. You’ll often hear about Level 2 and Level 3 surveys. These are different types of home condition surveys that describe how much detail you’ll get in inspecting the property.
What is a Level 2 Survey?
A Level 2 survey (also known as a HomeBuyer Report) is mid-range in terms of detail. Key features include:
- Conducted by a RICS-registered surveyor.
- Visual inspection of all accessible, visible parts of the property: roof, external walls, windows, doors, main structural elements.
- Identifies defects, visible issues, potential problems that might affect value.
- Offers a condition rating of the property.
- Provides professional advice, often including recommendations for maintenance or repair.
Suitable for:
- Properties built more recently (often within the last 50 years).
Compare My Move - Homes in generally good condition.
- Conventional build materials and methods (no unusual or historic features).
What is a Level 3 Survey?
A Level 3 survey (also called a Building Survey or Structural Survey) gives a much more thorough examination than Level 2.
Key inclusions:
- A detailed inspection by a RICS-registered surveyor of both visible and (where possible) somewhat hidden elements of the property.
- Assessment of foundations, roof structure, walls including internal fabric, plumbing, electrical systems (where visible), damp, rot, insect or pest damage.
- More focus on construction methods, materials, performance and how they may degrade over time.
- More extensive advice on remedial works, structural defects, and potentially cost implications.
Recommended for:
- Older or historic properties (often over 50 years old).
- Properties with unusual construction, non-standard materials, or significant alterations/extensions.
- Homes in moderate to poor condition, or where you suspect hidden defects.
- If you are planning major renovations.
Key Differences at a Glance
| Feature | Level 2 | Level 3 |
|---|---|---|
| Describes the construction and condition of the property on the date of the inspection, noting potential issues and visible defects before any transaction takes place | ||
| Identifies any problems the surveyor can see that are serious or that need urgent attention, and/or things that need to be investigated further to prevent serious damage | ||
| Includes the standard visual inspection (does not remove secured panels, electrical fittings, inspection chamber covers, or other similar features) | ||
| Helps you decide whether you need extra advice before committing to purchase | ||
| Advises on the amount of ongoing maintenance required in the future, and helps you to budget for any repairs or restoration | ||
| Includes more extensive roof space and drainage chamber inspection | ||
| Establishes how the property is built, what materials are used and how these will perform in the future | ||
| Describes visible defects and potential problems posed by hidden defects | ||
| Describes the repair options, gives you a repair timeline and explains the consequences of not carrying out repairs | ||
| A longer and more detailed visual inspection of a wider range of issues, including a more thorough consideration of the roof space, grounds, floors and services |
Level 2 Survey
Depth of Inspection: Visual, accessible only
Structural detail: Some basic structural issues
Suitability: Newer, good-condition properties
Cost (UK average): Lower
Usefulness for renovation planning: Limited
Level 3 Survey
Depth of Inspection: Much more detailed; may highlight hidden issues
Structural detail: Detailed assessment of structure, materials, and performance
Suitability: Older, altered, historic, or problematic properties
Cost (UK average): Higher
Usefulness for renovation planning: Much better
Which Survey Should You Choose?
Here are some guidelines to help you decide:
Choose a Level 2 survey if:
- The property is relatively modern, built using standard materials.
- It appears in good condition with no obvious structural issues.
- You’re not planning major renovations.
Go for a Level 3 survey if:
- The home is older, maybe over 50 years, or in a conservation area.
- There have been extensions, alterations, or there’s something unusual about the build.
- You suspect there might be hidden issues (damp, wood rot, structural movement, etc.).
- You intend to do structural work or major renovations and want full information.
Costs & What to Expect
The exact cost depends on the size, location, age, condition, complexity of the property, and how much access there is.
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Frequently Asked Questions
1. What is the main difference between a Level 2 and a Level 3 survey?
A Level 2 survey (HomeBuyer Report) provides a visual inspection of accessible areas and highlights obvious defects, while a Level 3 survey (Building Survey) goes into much more depth, examining structure, materials, and potential hidden issues.
2. Which survey is better for older houses?
A Level 3 survey is strongly recommended for older properties (typically 50+ years), listed buildings, or homes with unusual construction. It provides the detail needed to identify age-related issues.
3. Is a Level 2 survey enough for a new build?
Yes, for most newer homes in good condition, a Level 2 survey is usually sufficient. However, a snagging survey may be more appropriate if the property is a brand-new build.
4. Do surveyors look under the floor or behind walls?
No. Both Level 2 and Level 3 surveys are non-invasive, meaning surveyors only inspect what is visible or reasonably accessible. They will not lift floorboards or remove plaster.
5. Can a survey reduce the price of a property?
Yes. If a survey uncovers issues such as damp, roof repairs, or structural problems, you may be able to renegotiate the asking price or request repairs before completion.
6. Should I always choose a Level 3 survey?
Not necessarily. If the property is fairly modern, built with standard materials, and appears in good condition, a Level 2 survey should be adequate. A Level 3 survey is best when the risk of hidden issues is higher.
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