Level 2 vs Level 3 Survey: Which Do You Need?
Not sure whether you need a Level 2 or Level 3 survey? We explain the difference and help you choose the right survey for your property.
Level 2 or Level 3 Survey: Which Do You Need?
The right survey depends on your property's age, condition and complexity. This guide cuts through the confusion, so you can book with confidence.
Chris Bloor MRICS
·
CJ Bloor Property Consultants
·
✓ RICS Accredited
Surveys covered
Level 2 & Level 3
Regulated by
RICS
Coverage area
North West · West Yorkshire · West Midlands
Google rating
★★★★★ 1,200+ reviews
Not sure which level you need? Try our free
, answer 8 quick questions and we'll tell you which level is right for your property.
Choosing the right survey is one of the most practical decisions you'll make when buying a property. A Level 3 survey gives you the deepest picture of a home's condition, while a Level 2 survey covers most standard purchases well. Get the choice right and you'll know what you're buying. Get it wrong and you could end up with a report that doesn't give you enough detail, or pay for more than you needed.
This guide explains what separates the Level 2 and Level 3 surveys and helps you work out which one is right for your property.
1
What Are the RICS Survey Levels?
RICS Home Surveys are categorised into three levels. Each covers progressively more ground, and the right choice depends on your property's age, condition and complexity.
Level 1 (Condition Report) is the most basic option: a broad overview for newer properties in good condition, without advice on repairs. CJ Bloor don't carry out Level 1 surveys. In our experience, most buyers need at least a Level 2 to make a properly informed decision.
The choice most homebuyers are making is between Level 2 and Level 3.
🏠
RICS Home Survey
Level 2
A thorough visual inspection of all accessible parts of the property, with condition ratings and advice on repairs and maintenance.
- Standard brick or block construction
- Built within the last 80–90 years
- Reasonably well maintained
- No significant alterations
🏛️
RICS Building Survey
Level 3
The most detailed assessment available. Goes deeper on defect causes, hidden problems and long-term maintenance implications.
- Older or pre-1930s properties
- Non-standard construction
- Visible defects or structural concerns
- Extended, altered or complex properties
2
What Does a Level 2 Survey Cover?
The Level 2 survey, formerly called the HomeBuyer Report, is the most common choice for buyers purchasing a standard residential property. It involves a thorough visual inspection of all accessible parts of the building, inside and out.
Every element is rated using a traffic light condition system:
Condition Ratings
CR 1
No repair needed: maintain in the normal way.
CR 2
Defects that need attention, but are not urgent or serious.
CR 3
Defects that are serious or require urgent attention.
The report covers the roof, walls, floors, windows, doors, services and outbuildings. It includes advice on repairs and maintenance, and flags anything that may need further investigation by a specialist.
A Level 2 survey is sometimes called a Level 2 building survey, though strictly the term "building survey" belongs to Level 3. What a Level 2 covers is a visual inspection of what the surveyor can reach and see: it does not involve lifting fixed floor coverings or opening up the structure. For a full read on the condition ratings, see RICS condition ratings explained.
Think a Level 2 is right for your property?
Get a personalised quote: every enquiry is reviewed individually by our team.
3
What Does a Level 3 Survey Cover?
The Level 3 Building Survey is the most detailed assessment available. It goes further than the Level 2 in both the depth of inspection and the content of the report. A RICS Level 3 survey is the formal name: you may also see it called a Level 3 building survey, a full structural survey or, loosely, a Level 3 structural survey.
Where a Level 2 survey identifies defects and rates them, a Level 3 examines why defects have occurred, considers the potential for hidden problems, and provides detailed advice on remediation and long-term maintenance. The surveyor will enter the roof space, lift loose floor coverings where possible, and inspect drainage inspection chambers where safe to do so.
A word on the phrase "structural survey". A Level 3 survey is not a structural engineer's report and does not involve calculations. It is a detailed condition assessment by an RICS surveyor. Where we find evidence of movement that needs specialist input, we say so and recommend a structural engineer. For more on the term, see what a "structural survey" actually is.
Always choose Level 3 when:
- The property was built before 1919
- It has non-standard construction, stone, timber frame, concrete, listed, prefab
- There are visible cracks, damp or signs of structural movement
- The property has been significantly extended or altered
- You are planning major renovation or structural works
- The purchase price is high and you want maximum detail before committing
When in doubt, a Level 3 is rarely the wrong call. The additional cost is modest relative to the purchase price, and the extra detail it provides can be invaluable, both for peace of mind and for any post-survey negotiations.
4
Difference Between Level 2 and Level 3 Survey
| Feature | Level 2 | Level 3 |
|---|---|---|
| Condition ratings (traffic light) | ✓ | ✓ |
| Advice on repairs & maintenance | ✓ | ✓ |
| Roof space inspection | From hatch only | Full entry where accessible |
| Floor inspection | Exposed floors | Lifts loose coverings where possible |
| Drainage inspection chambers | Lifted where safe | Lifted, drainage operation observed |
| Depth of defect analysis | Identified & rated | Identified, analysed, prognosis given |
| Repair & maintenance guidance | Standard | Detailed, long-term implications included |
| Best suited to | Standard properties, post-1930s | Older, altered or complex properties |
Still unsure? Try our free survey selector tool or request a quote and we'll advise you directly. It is also worth reading our fuller comparison in Homebuyer report vs building survey.
5
Is a Level 3 Survey Worth It?
For the right property, yes. A Level 3 survey earns its cost when it finds work you would not have spotted on a viewing, or explains the cause of something you did spot. Our case studies show what that looks like in practice: a Level 3 survey in Stockport found typically £23,700 to £37,000 of repairs, and a Level 3 survey of a 19th century Manchester home uncovered damp, decayed timber and unsafe electrics.
For a modern, well-kept home of standard construction, the extra depth is often not needed, and a Level 2 is the sensible choice. That is the honest answer: the level should match the property, not the budget.
Frequently asked questions
What is a level 3 survey?
A Level 3 survey, also called a RICS Level 3 building survey, is the most detailed RICS home survey. It involves a thorough inspection of all accessible parts of a property, analyses why defects have occurred, considers hidden problems, and gives advice on repairs and long-term maintenance. It suits older, altered or non-standard homes.
How much is a level 3 survey?
The price of a Level 3 survey varies with the property's value, size and location, so we quote each one individually. A Level 3 survey cost is higher than a Level 2 because the inspection is deeper and the report is more detailed. See our home survey cost guide or request a personalised quote.
How much does a level 3 survey cost?
There is no single fixed figure. The cost depends mainly on the size and value of the property and where it is. The best way to get an accurate number is a personalised quote, which we review individually rather than applying a flat rate.
Is a level 3 survey worth it?
For older, altered, non-standard or visibly defective properties, a Level 3 survey is usually worth it: the extra detail routinely uncovers repairs worth far more than the fee. For a well-maintained post-war home of standard construction, a Level 2 typically gives you what you need.
CJ Bloor Property Consultants
★★★★★
Rated 5/5 from over 1,200 Google reviews
Ready to book your survey?
RICS-accredited surveyors covering the North West, West Yorkshire and West Midlands. Get a personalised quote in minutes.
Call
·
·
More on rics home surveys
Is My Surveyor Qualified?
How to tell if your surveyor is qualified: check the RICS chartered surveyor register, understand the qualifications and spot the red flags.
Read →What is ‘gazumping’ and how to avoid it?
What gazumping is, whether it is legal, why it happens, and the steps buyers and sellers can take to avoid being gazumped.
Read →Is Your Home Prone to Flooding? What Surveyors Look for
Table of Contents According to recent studies, as many as 1 in 6 properties in the UK are at risk of flooding. This is even more true if you live in one of the UK’s flooding hotspots (admittedly you could argue that’s the whole of the UK).
Read →Need a survey on a specific property?
Tell us the address and we will send a fixed price in writing, with no obligation.
Get your fixed quote →