Buying a property in London or Kent often means deciding between a Level 2 Homebuyer Survey and a Level 3 Building Survey.
Buying a property is one of the biggest financial decisions most people will ever make. Whether you are a first time buyer, an investor, or moving home, understanding the true condition of the property before you commit is essential.
A professional RICS survey provides independent and expert insight into the condition of a property. It helps identify defects, understand future maintenance requirements, and reduce the risk of unexpected repair costs after completion.
Two of the most common surveys requested by buyers are the RICS Level 2 Home Survey and the RICS Level 3 Building Survey. While both offer valuable protection, they are designed for different property types and levels of risk.
This guide explains the differences clearly so you can choose the right survey for your purchase.
Why Choosing the Correct Survey Matters
Property types vary significantly. This means the risks and hidden issues also vary. Selecting the incorrect survey can lead to:
- Missed structural problems
- Unexpected repair costs
- Delays in the buying process
- Difficulty negotiating after the survey
Each property presents their own challenges, because of this, the survey you choose should match the age and condition of the property you are buying.
What Is a Level 2 Homebuyer Survey
A Level 2 Homebuyer Survey is suitable for properties that appear to be in reasonable condition. These are usually newer homes or flats without major alterations.
What a Level 2 Survey Includes
- Visual checks of the internal and external structure
- Overall opinion/condition of purchase
- Damp checks
- Advice on urgent or significant issues
- Clear condition ratings for each element (traffic light system)
- Valuation if required (Additional fee)
- Report completed by a RICS qualified surveyor
- Visual assessment on services (gas, electric, heating, drainage).
Best For
A Level 2 survey works well for:
- Most properties built after the 1900s
- Flats and purpose built apartments
- Homes without visible defects
- Properties that have not been heavily extended
When a Level 2 Survey May Not Be Enough
- Older homes
- Properties with significant extensions
- Houses that show signs of deterioration
- Listed properties
- Significantly large homes
These situations are common, which is why many buyers choose a Level 3 survey instead.
What Is a Level 3 Building Survey
A Level 3 Building Survey is the most detailed inspection available. It provides an in depth assessment designed for older, larger or more complex homes.
What a Level 3 Survey Includes
- Detailed structural analysis
- Explanation of causes and consequences of defects
- Assessment of materials and construction quality
- Investigation of hidden defects where safe
- Repair options and maintenance considerations
- Advice on long term maintenance
- Tailored professional commentary
- Valuation if required (additional fee)
- Overall opinion/condition of purchase
- Visual checks of the internal and external structure
- Damp checks
- Advice on urgent or significant issues
- Clear condition ratings for each element (traffic light system)
- Report completed by a RICS qualified surveyor
- Visual assessment on services (gas, electric, heating, drainage).
Best For
A Level 3 survey is ideal for:
- Victorian, Georgian and Edwardian homes
- Buildings of non-traditional construction
- Properties with significant extensions
- Homes showing cracks, damp or movement
- Heritage and listed buildings
- Properties in very poor condition
Older properties are more likely to have issues that a Level 2 survey will not cover in enough detail.
Key Differences Between Level 2 and Level 3 Surveys
A Level 2 survey focuses on identifying visible defects and providing general guidance. It is designed for properties that are straightforward in construction and condition.
A Level 3 survey provides a deeper technical assessment, explains how defects occur, and offers more detailed guidance on repairs and long-term risks. It is appropriate where greater complexity or uncertainty exists.
The correct choice depends on the age of the property, the type of construction, the extent of alterations and your personal risk tolerance as a buyer.
Why Choose a RICS Chartered Surveyor?
RICS surveys are carried out by regulated professionals who operate under strict professional standards. This provides confidence that the advice you receive is independent, consistent and technically robust.
A professional survey protects your investment and helps you make informed decisions before you commit to purchase.
How London and Kent Surveyors Can Help
London and Kent Surveyors provide both Level 2 and Level 3 RICS surveys across London and Kent.
Our clients value our clear reporting, fast turnaround times, professional advice and ongoing support after the survey has been completed.
As well as all of the above, we go a step further by including the following with all of our surveys, to ensure our clients get the very best service/report:
Drone Inspection for high level elements, such as roof, chimneys, gutters. These are commonly viewed from the ground and therefore inspection is limited and defects are missed.
A one-on-one post survey call with your surveyor to go through the report in detail. Our clients find this incredibly useful to understand the report in greater detail.
If you would like advice on which survey is right for your property or would like a quotation, our team will be happy to help.
Contact us today to speak with one of our experienced surveyors.
Book your survey or request an instant quote today.
The right survey. The first time.
