What is the Difference Between a Level 2 and Level 3 Home Survey?
Buying a property is one of the most significant financial commitments you’ll ever make. So it’s important you fully understand what you’re purchasing. A key step in this process is organising a home survey during the purchasing process which will then highlight any issues with the building before you finally commit.
In the UK, the RICS (Royal Institution of Chartered Surveyors) has defined Level 2 (formerly Home Buyer Report) and Level 3 (formerly Full Structural or Building Survey) home surveys. But what’s the difference between them and which one is right for you and your property?
An Overview of the Level 2 Home Survey
A Level 2 Home Survey is designed for standard properties in reasonable condition. It’s often the most suitable choice for newer homes, or for those without complex features or significant alterations.
What does a Level 2 RICS Home Survey include?
- A visual inspection of all accessible parts of the property, focusing on urgent or major issues: damp, rot, structural movement, roof condition etc.
- Identification of defects needing repair or maintenance, particularly those that affect the safety of the building.
- Use of a traffic-light rating system (or similar) to show severity and urgency. This helps you understand what needs doing now versus what could wait.
- A summary of key risks and what to expect in terms of repair or maintenance needs.
An Overview of the Level 3 Home Survey
A Level 3 Home Survey is the most comprehensive survey available. It’s particularly useful for older homes, unusual properties, or buildings that have undergone significant alterations.
What does a Level 3 RICS Home Survey include?
- A much more detailed, thorough inspection including hidden or less accessible parts of the structure. Walls, roof timbers, floors, foundations, chimneys, etc.
- Detailed analysis of defects: causes, consequences, timescales and more precise cost-estimates for remedial works.
- More on alteration history, whether previous works meet standards, whether structural movement has occurred or is ongoing, etc.
- Assessment of potential long-term maintenance issues, not just what’s urgent now, but what might become a problem in 5-10 years.
A Level 3 Survey is more expensive than a Level 2, but it provides an incredibly detailed picture of the property which makes it invaluable for buyers who needs specific information and clarity before committing to their purchase.
Which Survey Should You Choose?
If you’re buying a relatively modern, well-maintained home and don’t anticipate big repairs, a Level 2 survey is likely to be sufficient. It gives a good summary of what you’re buying into. If your property is older, has had many alterations/extensions, shows signs of structural issues, or you just want the confidence when moving, a Level 3 would be the right choice.
If possible, it’s always best to appoint a local RICS-accredited surveyor. Not only do they meet the highest professional standards set by the Royal Institution of Chartered Surveyors, but their local knowledge adds real value.
