If you’re buying a property, choosing the right survey is an important part of understanding exactly what you’re purchasing.
Two of the most common options are a RICS Level 2 Home Survey and a RICS Level 3 Building Survey. Both are designed to give you a clear picture of the property’s condition, but the level of detail – and the type of property they are best suited to – is different.
So, which one do you need?
What Is a Level 2 Home Survey?
A RICS Level 2 Home Survey is generally suitable for conventional houses and flats that appear to be in reasonable condition and have been built using standard construction methods.
It provides a detailed visual inspection of the property and highlights defects or issues that could affect your decision to proceed with the purchase.
A Level 2 Survey can identify issues such as:
- Damp and moisture problems
- Cracking and signs of movement
- Roof defects
- Problems with external walls, windows and doors
- Drainage concerns
- Insulation and ventilation issues
- Defects requiring repair or further investigation
The report uses RICS condition ratings to help you quickly understand which areas require the most attention.
At London & Kent Surveyors, our Level 2 Surveys also include a drone roof survey, where conditions and restrictions allow, helping us inspect areas of the roof that can be difficult to assess from ground level.
Your completed Level 2 report is provided within 3 working days of the inspection.
When Should I Choose a Level 2 Survey?
A Level 2 Survey is usually the right choice if you’re buying a relatively conventional property that appears to have been reasonably maintained.
For example, you may consider a Level 2 Survey for:
- Modern houses and flats
- Properties of standard construction
- Homes that have not been significantly altered
- Properties that appear to be in reasonable condition
However, the age of a property isn’t the only consideration. If a property is particularly large, unusual, extensively altered or visibly in poor condition, a Level 3 Survey may be more appropriate.
What Is a Level 3 Building Survey?
A RICS Level 3 Building Survey is the most detailed level of residential survey.
It includes a more extensive assessment of the property’s construction and condition, with greater detail about defects, their possible causes and the repairs or maintenance that may be required.
Level 3 Surveys are particularly useful where a property is more complex or where you want a deeper understanding of its condition before committing to the purchase.
When Should I Choose a Level 3 Survey?
We would generally recommend considering a Level 3 Building Survey if the property is:
- Older or of traditional construction
- Particularly large
- Listed Property
- Unusual in its design or construction
- In visibly poor condition
- Extensively altered or extended
- Undergoing or likely to require significant renovation
- A property where you simply want the highest level of detail available
Because the inspection and report are more comprehensive, our Level 3 Building Survey reports are provided within 4 working days of the inspection.
Level 2 vs Level 3 – What’s the Main Difference?
The easiest way to think about it is the level of detail.
A Level 2 Survey gives you a comprehensive overview of the property’s condition and identifies significant defects that could affect your purchase.
A Level 3 Survey goes further. It provides a more detailed analysis of the building, its construction, defects and repair and maintenance requirements.
Level 2: ideal for many conventional properties in reasonable condition.
Level 3: better suited to older, larger, altered, unusual or more complex properties, or where you simply want a more detailed assessment.
The comparison above gives you a quick overview of what you can expect from each option.
Do Both Surveys Include a Drone Roof Inspection?
Yes. Drone roof surveys are included with both our Level 2 and Level 3 Surveys, subject to weather conditions, airspace restrictions, site conditions and safe/legal operation.
Drone technology can provide our surveyors with a much better view of otherwise difficult-to-see areas, particularly higher-level roof coverings, chimneys and associated components.
This can help identify defects that may not be clearly visible during a traditional ground-level inspection.
Can I Add a Market Valuation?
Yes.
A Market Valuation can be added to either a Level 2 Home Survey or Level 3 Building Survey at an additional cost.
The valuation is carried out by an RICS Registered Valuer and provides our professional opinion of the property’s market value.
This can be particularly useful if you want independent reassurance about the price you are paying alongside a detailed understanding of the property’s condition.
It is also important to distinguish this from your lender’s mortgage valuation. As we explain in our Survey vs Valuation guide, a mortgage valuation is primarily undertaken for the lender and should not be treated as a substitute for an independent property survey.
Still Not Sure Which Survey You Need?
Don’t worry – you don’t need to work it out on your own.
Tell us a little about the property you’re buying and our team can advise whether a Level 2 or Level 3 Survey is likely to be the most appropriate option.
Our surveyors are also available to discuss their findings with you, so you’re not simply handed a report and left to interpret everything yourself.
Book Your Property Survey
Buying a property is a major financial commitment. The right survey can help you understand its condition, identify potential problems and make a more informed decision before you proceed.
At London & Kent Surveyors, we provide independent RICS Level 2 Home Surveys and Level 3 Building Surveys, with drone roof inspections included and direct access to your surveyor.
Need help choosing? Get in touch with our team today or request a quote online.
