Should I Get a Level 2 or Level 3 Survey?

Buying a property in London or the South East is one of the biggest financial commitments you’ll ever make. To protect your investment, it’s essential to commission a survey before you exchange contracts. But many homebuyers face the same dilemma: should you choose a Level 2 Home Survey or a Level 3 Building Survey?

At Marshall Laurence Surveyors, we’re often asked this question. The right choice depends on the property type, its age, and the level of detail you need. Here’s our guide to help you decide.

What Is a Level 2 Survey?

A Level 2 HomeBuyer Survey is designed for:

Modern homes are built with conventional materials.
Properties that appear to be in reasonable condition.
Buyers who want a clear overview of potential issues without going into every detail.

What you’ll get with a Level 2 Survey:

An assessment of the property’s general condition.
Identification of significant defects that may affect value.Advice on urgent repairs or potential legal concerns.
A traffic light rating system (green, amber, red) for clarity.

👉 Best for: Flats, newer houses, or properties that haven’t undergone major alterations.

What Is a Level 3 Survey?

A Level 3 Building Survey (previously known as a Full Structural Survey) is the most detailed inspection offered by RICS Chartered Surveyors. It is suited for:

Older or historic buildings.
Properties in poor condition or requiring renovation.
Homes with unusual construction (e.g., timber-framed, listed, or converted buildings).

What you’ll get with a Level 3 Survey:

A comprehensive inspection of all accessible parts of the property.
Detailed explanations of defects, their causes, and potential consequences.
Repair and maintenance advice, including cost implications.
Greater insight for negotiating price reductions or budgeting for works.

👉 Best for: Victorian/Edwardian homes, listed properties, or houses with visible issues.

Key Differences Between Level 2 and Level 3 Surveys

Feature	Level 2 Survey	Level 3 Survey
Detail	Overview	In-depth
Best for	Modern, standard homes	Older, altered, or unusual properties
Defect Reporting	Highlights key issues	Explains defects, causes & remedies
Repair Advice	Limited	Comprehensive, with guidance
Cost	Lower (£)	Higher (£££)

Which Survey Should You Choose?

If you’re buying a modern flat in Canary Wharf or a 10-year-old semi in Lewisham → Level 2 HomeBuyer Survey is likely sufficient.

If you’re purchasing a Victorian terrace in Clapham, a Georgian townhouse in Greenwich, or a fixer-upper in Brighton → Level 3 Building Survey is the safer choice.

While a Level 3 costs more upfront, it can save thousands in unexpected repair bills by highlighting hidden issues before you commit.

If you are unsure or have specific concerns about purchasing your home, do not hesitate to contact us. We will put you straight through to a surveyor who can guide you on the best survey for your property and address any concerns you may have.

📞 Call us today on0207 993 4989
and speak directly to one of our RICS surveyors.

Final Thoughts

Your home is probably the biggest purchase you’ll ever make. Choosing the right survey can give you peace of mind and the confidence to move forward.

At Marshall Laurence Surveyors, our RICS-accredited team provides both Level 2 HomeBuyer Surveys and Level 3 Building Surveys across Greater London and the South East. We’ll help you choose the right option for your property and ensure you get clear, practical advice you can trust.

📞 Call us now on 0207 993 4989 for expert, no-obligation advice.

Why Choose Us?

RICS Certified

RICS regulates and promotes the property surveying profession. Within our team we have both RICS Registered Valuers and RICS Accredited Mediators this ensures our expertise sets us apart.

CIOB Certified

The Chartered Institute of Building is the world’s largest and most influential professional body for construction management and leadership since 1834.

Google 5-Star Rated

Dozens of our satisfied customers have rated us 5-stars on Google, which gives you peace of mind that we deliver a high-quallity service time and time again.

What Our Customers Say

Latest Resources

Looking to learn more about surveying and how it can help your project? Our latest articles and guides break things down in simple, practical terms. From helpful tips to updates on the newest tools, this section gives you clear insights and support every step of the way.