Does Level 3 Survey include Level 2?

The level 3 survey includes everything from a level 2 except for market valuation and reinstatement cost (needed for home insurance). They can be included by prior arrangement so just let us know if you require these services and we'll handle the rest.

Is it worth getting a Level 3 survey?

A level 3 survey is absolutely worth it if your property is pre-1950s, non-standard construction, dilapidated, extended or larger properties. You'll also need a level 3 survey on a property if you are planning major works. You can generally get away with a level 2 survey on reasonably new properties of standard construction. When you have a choice between a level 2 or level 3 survey, you risk missing any serious defects which will affect the safety or integrity of the building and could be overlooked in a level 2 survey. See the table above for what is included in level 2 vs level 3 surveys.

What is a Level 2 building survey?

A Level 2 survey is a physical inspection which provides more in-depth information on the condition of the property than a valuation report. It identifies defects and potential defects which require further investigation and advises you on recommended maintenance or repairs. It includes a market valuation as well as a reinstatement cost for your insurer but is not as detailed as a level 3 inspection. It's unsuitable for properties built before the 50s, which use non-standard construction methods, that have been extended or developed or are particularly large or dilapidated. Read more in our article on Level 2 HomeBuyers Reports.

HomeBuyers Report or Full Structural Survey

A Full Structural Survey is another term for the Level 3 Building Survey so it is still only a choice between the Building Survey/Full Structural Survey or HomeBuyers Report - the full structural isn't another level of RICS survey.

Is anything missed out of a homebuyers report vs building survey?

Whether you choose a HomeBuyer Report or Building Survey the surveyor will look for all possible defects. There are several defects that a survey aims to identify as potential risks so that you are made aware of these when proceeding with your purchase. The defects may require further investigation with another specialist surveyor. The Building Survey report in comparison is bespoke in format for each property although it always contains a section on legal information, which is directed particularly at conveyancing solicitors. The inspection is particularly looking for serious property defects including subsidence, damp, dry and wet rot, and any visible sign of infestations. If the surveyor cannot view any parts of the property they’ll note this in their report which is why the estate agent and the seller must give access to all areas in the property. In a home buyer's survey the surveyor won’t provide cost estimates for making repairs to the property for any of the defects noted. If you would like to get the costs for repairing defects included in your survey, call us at 0333 344 3234.

What if I choose the wrong survey?

Getting the wrong survey may not feel like too much of an issue, however, this is what can happen if you get it wrong: Choose a Building Survey instead of a HomeBuyer Report There is little risk, but the main downside is that you have probably spent £200-£300 more for your survey and won't get any additional information about your property. You will also miss out on getting the surveyor's opinion on the market valuation or a reinstatement value because these are not included as standard within the Level 3 Survey. Choose a HomeBuyer Report instead of a Building Survey This is the greatest risk and one many home buyers make. The HomeBuyer Report is cheaper and at a time where every penny counts, the pull of getting a cheaper survey is too hard to ignore. The risk is that a defect that would have been reported within a Building Survey isn't reported or isn't reported in as much depth. This is why RICS states in their Terms for this service "There is, therefore, a risk that certain defects may not be found that would have been uncovered if a more substantial inspection had been undertaken". A good surveyor should raise this with their client before the survey is undertaken and discuss changing the scope of work.

What does a level 2 survey look at?

During a Level 2 Survey, your local RICS surveyor will use their comprehensive knowledge of the area to look for defects in the property. The survey is non-invasive, so inspections are visual, but these surveyors are experts trained to spot certain issues that you won't. All visible areas of the home will be checked, including the roof, walls, timber, pipes, and anything else visible.

Difference Between Level 2 and Level 3 Survey

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Key Takeaways

RICS Home Survey Level 2 (Previously Homebuyers Report) includes a homebuyers valuation and is suitable for modern, standard homes.
RICS Home Survey Level 3 (Previously Building Survey, Full Structural Survey) is a more substantial investigation and is more expensive than level 2; suitable for older, larger, and non-standard homes.
A member of our Survey team will help you determine which is best for your property, at no additional charge.

When buying something as expensive and complex as a home, you want a professional to inspect the property's structure, assess the property's condition, and tell you if there's anything you should be worried about. Getting the right level of survey is essential for homebuyers. Both are non-intrusive visual inspections; Level 3 is the most comprehensive but is more expensive than Level 2 and is not always necessary.

Choosing the right survey can be confusing for home buyers; each survey level has several previous names. This article will explain the difference between level 2 and level 3 home surveys from RICS, and which is the right choice for you.

No time to read?

Call us on 0333 344 3234 with the property address. We'll talk you through the best choice for your property, with no obligation to book with us.

Home survey level 2 vs level 3 survey

The Royal Institution for Chartered Surveyors (RICS), which regulates member surveyors, looks to clarify the differences between the HomeBuyer Report and Building Survey and states:

Level 2 Home Survey

Known as the HomeBuyer Survey

Level 3 Home Survey

A RICS Level 3 Survey is a full structural survey, or building survey, as it was previously known

"This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, necessarily less comprehensive than a survey level three service.

The focus is on assessing the general condition of the main elements of a property. The inspection is not exhaustive, and no tests are undertaken.

Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces and cellar areas).

There is, therefore, a risk that certain defects may not be found that would have been uncovered if a more substantial inspection had been undertaken"

"This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property.

Therefore, the inspection is more extensive than for levels one and two, and the surveyor will spend considerably longer at the property."

A Level 2 Building Survey, or RICS Level 2 Home Survey, is a detailed report on the condition of a conventional property based on a physical inspection of the inside and outside of the building. It suits modern properties made from conventional building materials and construction methods. If the building is older, more unusual or in poorer condition, you will need a level 3 survey instead.

A level 2 survey includes a non-intrusive inspection, so the surveyor will not lift fixed floors or drill into walls, but they will advise on any visual defects as well as visual signs of potential defects which may need further investigation.

What Does a Level 2 Home Survey Cover?

Describes the construction and condition of the property on the date of the inspection
Problems that need urgent attention or are serious or may be dangerous
Things that need to be investigated further to prevent serious damage
Potential issues and defects
Whether you need extra advice before committing to purchase
Amount of ongoing maintenance required in the future & budget for any repairs or restoration
Market valuation and reinstatement cost to help you avoid under- or over-insurance
Broadband speed and mobile data
Noise from traffic and aircraft
Secured panels, electrical fittings, inspection chamber covers and other similar features are not removed

A Level 3 building survey, now called a RICS Level 3 Home Survey, is a more detailed and comprehensive report based on a physical inspection of the inside and outside of the building. A level 3 survey is suitable for properties over 50 years old, listed buildings, those which are unusually constructed, in poor condition, or which you intend to renovate in a way which will alter the fabric of the building.

What Does a Level 3 Building Survey Cover?

Construction and condition of the property on the date of the inspection
How the property is built, what materials are used and how these will perform in the future
Budget for any repairs or restoration, ongoing maintenance, repair timeline, & the consequences of not acting
Problems that need urgent attention or are serious or may be dangerous
Visible defects, plus potential problems posed by hidden defects
Things that need to be investigated further to prevent serious damage
Whether you need extra advice before committing to purchase
Broadband speed and mobile data
Noise from traffic and aircraft
Accessible panels, electrical fittings, and inspection chamber covers will be inspected where it is safe to do so
More consideration (than Level 2) for Roof space, underground drainage, grounds, floors and services

Who arranges a home survey?

Typically, it's the buyer who arranges and pays for the home survey.

When should I get my survey?

The best time to order your survey is when your offer has been accepted, or after you've received draft contracts.

One of SAM Conveyancing's Survey Specialists will answer your enquiries and help you choose the best survey option for your property, by phone or email, for free.

Do you have a question about our surveys?

Call or send us a message to request a callback or an email answering your queries about our surveys. Our UK-based survey team can help you choose the right level home survey for your property, at no extra charge.

There's no obligation to instruct. We'll make sure you understand your options and provide a free, fixed-fee quote for our best-value survey to meet your needs. No robots, no call centres. Property challenges solved.

Get in touch

Level 3 surveys don't include a current market valuation or reinstatement value. So, although they are more comprehensive regarding the property inspection if you require a valuation, you will need to arrange this separately.

Level 2 vs level 3 survey cost

Aside from what's included, the main difference between level 2 and level 3 surveys is their cost. While level 2 vs level 3 survey costs differ depending on the property and its location, a level 2 survey will cost in the range of £400 - £1000. A level 3 survey cost will range from £500 - £1,500.

Remember that if you're booking a level 3 survey, you may also need to book a valuation. These can be added to the cost of your survey. Ask your SAM Conveyancing executive to arrange it for you.

Should I get a RICS Level 2 or Level 3 survey?

For most modern properties of standard construction, you should do a level 2 survey. If you are purchasing an older or unusual property or one which has been extended or developed, you should do a level 3 survey.

If you're unsure, get in touch, and a team member will call you back to talk you through the decision, free of charge.

You may think it is always simpler to book a Building Survey and leave no stone unturned. However, many properties don't need the level of detail found in this survey, so the more affordable HomeBuyers Survey is better suited.

The cost difference between the two surveys can be considerable, so you shouldn't pay more to find out more when there is no further detail to provide. We'll help you choose the best option, and we never upsell a more expensive service if it's not adding any value to you.

16% of homeowners discover defects

In our recent survey, 16% of homeowners found defects; including 2% who were able to pull out of a bad purchase, 7% who were able to negotiate a better price, and sadly, 7% of homeowners who did not get a survey and discovered defects after the purchase.

12 of the 39 who remembered how much these defects cost to remedy spent over £5,000

Don't burn your money, book a survey.

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Frequently Asked Questions

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Written by: Caragh Bailey

Caragh is an excellent writer and copy editor of books, news articles and editorials. She has written extensively for SAM for a variety of conveyancing, survey, property law and mortgage-related articles.

Reviewed by: Andrew Boast

Andrew started his career in 2000 working within conveyancing solicitor firms and grew hands-on knowledge of a wide variety of conveyancing challenges and solutions. After helping in excess of 50,000 clients in his career, he uses all this experience within his article writing for SAM, mainstream media and his self published book How to Buy a House Without Killing Anyone.