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Do I need a Level 2 or Level 3 survey?

Six questions about the property. You get a straight answer and the reasoning behind it, including when the cheaper survey is the right one, which is more often than you might expect.

1How old is the property?Older properties are more likely to have defects that need opening up and explaining, rather than simply noting.
2What type of construction is it?Non-standard construction affects both the survey and, often, the mortgage.
3What condition did it look in at the viewing?Visible wear, damp or disrepair usually means more to investigate than a Level 2 can carry.
4Has it been extended or significantly altered?Alterations introduce structural risk, and the paperwork behind them matters as much as the work.
5What type of property is it?A detached house simply has more to inspect than a flat.
6What are your plans for it?If you intend to alter the building, you need to understand how it is put together.

What each level actually includes

What you getLevel 2Level 3
Visual inspection of all accessible areas✓✓
Condition ratings (1, 2 and 3) on every element✓✓
Roof, walls, floors and drainage checked✓✓
Damp and timber assessment✓✓
Describes how the property is constructed✓✓
Detailed assessment of the visible structure—✓
Investigates defects that are not obviousLimited✓
Repair recommendations and guidanceBriefFull
Priced repair costingsOptionalOptional
Suited to older or non-standard properties—✓

Common questions

What is the difference between a Level 2 and a Level 3 survey?

Both are RICS Home Surveys carried out by a qualified surveyor, and both rate each element 1, 2 or 3. A Level 2 reports on condition. A Level 3 additionally describes how the property is constructed, investigates the cause of each defect and sets out what should be done about it. The difference is depth, not diligence.

Do I need a Level 3 survey on an older house?

Not automatically. Age raises the likelihood of complex defects, but a well-maintained Victorian house in good order can be properly served by a Level 2. What usually tips it is age combined with visible defects, alterations, or plans to change the building.

Is a Level 3 survey worth the extra cost?

It is when the property has something to investigate — non-standard construction, structural movement, extensive alterations or visible disrepair. On a conventional modern house in good condition it buys detail you do not need, and we will tell you so.

What each survey covers, and what it costs: theRICS Level 2 Home Survey and theRICS Level 3 Building Survey. More detail in our guide to choosing between Level 2 and Level 3.