What Is The Difference Between Level 2 and Level 3 Survey?
- 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.
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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.
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.
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.
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.
