When you’re buying a property, a survey can provide peace of mind — but with a few different options on the table, it’s easy to feel unsure about which one’s right for you. The most common types of surveys are the Homebuyer Report and the Building Survey. Both are carried out by RICS-qualified surveyors and both serve to highlight any problems you may face down the line. However, they differ in the level of detail they provide and the type of property they’re best suited for.
Find out more about the differences between the two and which one works best in which situations, so you can make the right decision for your property purchase.
What is a Homebuyer Report?
A Homebuyer Report, also known as a Level 2 RICS Survey, is a mid-level survey. It’s designed for homes that are in a reasonable condition and of a conventional build — typically post-1930s and without major alterations.
It provides a clear picture of the property’s overall condition, flagging up any visible issues that could affect its value or need attention after you move in.
Read more in our detailed Homebuyer Report guide.
What’s included in a Homebuyer Report?
- Inspection of the property’s interior and exterior
- Assessment of key areas like the roof, walls, windows, and insulation
- Checks for signs of damp, subsidence, or structural movement
- A traffic light rating system to make findings easy to understand
- Optional market valuation and insurance reinstatement figure
This type of report doesn’t delve into concealed or inaccessible areas, so it’s ideal for homes where no obvious problems are expected.
Typical inspection time: 1–3 hours on site
What is a Building Survey?
A Building Survey, or Level 3 RICS Survey, is the most comprehensive survey you can get. It’s suited to older, larger, or significantly altered properties, as well as buildings that clearly need repair or renovation.
Unlike a Homebuyer Report, a Building Survey provides in-depth insight into the structure and condition of the property. It’s particularly useful if you’re planning major work, as it gives you a solid understanding of what you’re working with.
What’s included in a Building Survey?
- Thorough inspection of the property’s structure and fabric
- Detailed analysis of defects, including potential hidden issues
- Advice on necessary repairs and ongoing maintenance
- Photographs of defects for clarity
- Optional market valuation and insurance reinstatement figure
Typical inspection time: 2–6 hours on site
Homebuyer Report vs Building Survey: Key differences
Here’s a quick side-by-side to help you compare the two:
| Homebuyer Report | Building Survey | |
| Also known as | RICS Level 2 | RICS Level 3 |
| Most suited to | Modern, conventional homes in generally good condition | Older, larger or unique properties, or homes that have been renovated or altered significantly |
| Level of detail | Moderate detail | Highly detailed |
| Is a valuation included? | No, but optional | No, but optional |
| Duration of inspection | 1-3 hours | 2-6 hours |
| Report turnaround time | 5 working days | 5 working days |
| Professional advice on repairs | Basic level | Comprehensive |
As a general rule of thumb: If the property is newer and hasn’t been extensively modified, a Homebuyer Report may be all you need. If it’s older, larger, or looks like it needs work — opt for a Building Survey.
Pros and cons of each survey
Both the Homebuyer Report and Building Survey have their strengths—what’s “best” really depends on the property you’re buying and the level of detail you need. Here’s a breakdown of the key pros and cons to help you weigh things up.
Homebuyer Report pros
-
- More affordable – This type of survey typically costs less than a Building Survey, making it a popular choice for first-time buyers or those purchasing newer properties where fewer issues are expected.
- Clear, easy-to-follow format – The traffic light rating system makes the report simple to understand, even if you’re not familiar with construction terms. It gives you a quick overview of what’s urgent, what needs attention, and what’s in good condition.
- Includes a valuation (if requested) – This can be useful if you want reassurance that you’re not overpaying, or if your mortgage lender requires a survey with a valuation included.
Homebuyer Report cons
-
- Limited scope – The surveyor undertakes a thorough investigation; however, they may not devote substantial time to examining the underlying causes of issues, and consequently, may not establish a likely prognosis.
- Less tailored advice – The report is more general in nature and may not include specific guidance on long-term maintenance or detailed repair plans.
- Not suitable for all property types – If you’re buying an older home, a property with visible defects, or something that’s been extended or altered, the Homebuyer Report might not go far enough in its assessment.
Building Survey pros
-
- Most comprehensive survey available – The Building Survey offers a deep dive into the property’s condition. It covers everything from structural integrity to less visible issues, like signs of historical movement or hidden damp.
- Tailored, practical advice – You’ll receive detailed guidance on necessary repairs, estimated timescales, and ongoing maintenance—especially useful if you’re planning renovations or want to budget for future upkeep.
- Ideal for older or unusual properties It’s the go-to option for homes built before the 1930s, properties with non-standard construction, or those located in conservation areas.
Building Survey cons
-
- Higher cost – Due to the level of detail involved, Building Surveys are more expensive than Homebuyer Reports. However, they can save you money in the long run by revealing costly issues early.
- More technical in places – Some parts of the report can be detailed and technical. That said, a good surveyor (like those at CJ Bloor) will always be happy to talk you through the findings in plain English.
How to decide which survey is for you – this depends on what type of property you’re buying
Your choice of survey should be guided by the age, condition, build type, and complexity of the property. Not all homes are created equal—and neither are surveys. Below we’ve broken down the most common property types and the kind of survey typically recommended for each.
Flats and apartments
If you’re purchasing a flat, the type of building it’s in can make all the difference.
- For flats in modern, purpose-built blocks that appear to be in good condition, a Homebuyer Report is usually sufficient. It will flag up any obvious defects, damp, or issues with things like windows, insulation, and electrics—though keep in mind, the surveyor is limited to the flat and common areas they can access.
- However, if the flat is part of an older building —particularly converted Victorian or Edwardian houses—and you are purchasing a share of the freehold, then a Building Survey may be a better choice. These conversions often come with unique quirks, shared drainage systems, or older materials that may have aged differently. A more detailed inspection is useful here to spot problems that could be hidden behind cosmetic refurbishments and if you are purchasing a share of the freehold, you will be responsible for a proportionate share of the upkeep of the building as a whole.
Also worth noting: if you’re buying a leasehold flat, you won’t always get the full picture unless the surveyor can access the roof or communal spaces. If that access is denied or restricted, your report may reflect that.
Victorian or Edwardian homes
Older homes are full of character—but they can also come with hidden issues that aren’t immediately obvious during a viewing.
- Victorian and Edwardian properties were built with materials and techniques that don’t always stand up well to modern use or weathering. Timber decay, roof sag, outdated electrics, and even subtle structural movement are all more likely in properties over 100 years old.
- Even if the property has been maintained or recently refurbished, these cosmetic updates can sometimes mask deeper problems. A Building Survey will look beyond the surface and provide detailed commentary on everything from damp in solid walls to the condition of original floorboards and roofing systems.
In short, if the property was built before 1930, a Building Survey is usually the safest bet.
Homes that have been extended or renovated
A modernised kitchen or loft conversion might look great in the photos, but how well were those changes executed—and did they meet building regulations?
- If you’re buying a property that’s had extensions, loft conversions, internal knock-throughs, or other structural changes, a Building Survey is generally the better option. It will assess not only the work that’s visible but also any signs of poor workmanship or potential knock-on effects.
- Surveyors can also spot where improvements have been made without adequate support, insulation, or damp proofing—all of which can cost thousands to put right if left unchecked.
- In cases where structural calculations or planning permissions are missing, the surveyor can advise on next steps or recommend a legal review before proceeding with the sale.
When a property’s been significantly altered, the risk of hidden defects increases. That’s why a more comprehensive survey is advised.
New build properties
If you’re buying a property that’s just been constructed—or is still under warranty—a traditional survey might not be necessary. Instead, what you’ll usually want is a snagging survey.
- Snagging surveys focus on catching poor workmanship, incomplete finishes, and defects in fittings or construction quality. Think scratched windows, misaligned doors, or even issues with underfloor heating systems or ventilation.
- A snagging inspection is typically carried out before you move in so the developer can correct any problems under the warranty agreement. It’s a worthwhile step that ensures you’re not footing the bill for someone else’s shortcuts.
- If you’re buying a new build that’s more than a few years old, but still under warranty, you might still opt for a Homebuyer Report, especially if the property is showing early signs of wear and tear.
Listed buildings or homes in conservation areas
These types of properties come with their own set of challenges. From restricted materials to special maintenance rules, any work done on a listed property must meet very specific standards.
- A Building Survey is strongly recommended for listed properties or those in designated conservation areas.
- The surveyor will not only check for defects but can also comment on historic materials, the potential impact of weathering, and what kind of repairs are allowed under conservation guidelines.
- These reports are usually tailored, giving you a clearer understanding of what’s realistic in terms of future maintenance or improvements.
Not sure where your property sits?
Sometimes, it’s not immediately obvious which category your property falls into—especially if you’re buying in an area with a mix of old and new homes, or if the seller has undertaken partial renovations.
That’s where CJ Bloor’s pre-survey consultations come in. If you’re unsure whether you need a Level 2 Homebuyer Report or a Level 3 Building Survey, just submit an enquiry selecting the level of service you believe is appropriate for the property. We will review the property details and either provide a quotation based on that level or advise if an alternative level would be more suitable.
Read more on the different types of surveys available here.
