What's the difference between a RICS Level 2 and Level 3 Survey?
What's the difference between a RICS Level 2 or Level 3...?
We get asked this all the time!
It’s a fair question, especially when you’re already wading through mortgage offers, solicitors, and everything else that comes with buying a home. So, here’s a simple breakdown in plain English.
🏡 The Level 2 Survey – A Clear Picture of What You’re Buying
A Level 2 survey (often called a HomeBuyer Report) is by far the most popular choice. It’s designed for homes that look to be in reasonable condition, whether that’s a 1990s semi, a 1930s terrace, or a tidy Victorian conversion.
It’s a visual inspection, so we’re not lifting floorboards or moving furniture, but we do check all accessible areas inside and out. The report gives you:
- A straightforward “traffic light” system showing which elements are fine, need attention, or require more urgent repair
- Notes on dampness, movement, insulation, drainage and services (as far as visible)
- A clear overview of repairs, risks and maintenance
- Yes - we do go in the loft... (Where it's safe and accessible).
- Optional
reinstatement cost or market valuation if you need it for insurance purposes
In short: it tells you what you’re buying, what might need sorting, and what to keep an eye on — without burying you in jargon or guesswork. It's designed to enable you to make an informed decision about purchasing the property without breaking the bank!
🧱 The Level 3 Survey – A Deeper Dive for Complex Homes
A Level 3 survey (also known as a Building Survey) is the most detailed type of pre-purchase report under the RICS Home Survey Standard.
It’s ideal for much older, heavily extended, unusual or clearly defective properties, or where you’re planning big renovation work.
Alongside everything a Level 2 covers, you’ll also get:
- More in-depth explanations of how and why defects have occurred
- Commentary on repair options, priorities and costs
- Comment of the likely consequences of leaving issues unresolved
It’s a longer, more technical report, and worth it if the property is complex. This comes at a higher cost.
💬 So, Which One Do You Need?
If the property
appears generally sound and hasn’t undergone significant alterations, a Level 2 survey is typically the most suitable option.
If it’s older, unusual, has visible defects, or you’re planning a large-scale renovation, go for a
Level 3.
At Chichester Surveyors Ltd, we’ll always talk through your property before recommending anything. We’d rather you choose the right survey, not the most expensive one. If the property is outside our scope, we will let you know and help you find the right surveyor.
Why People Choose Chichester Surveyors Ltd
We’re independent, local and approachable, not a call-centre service.
We take the time to explain our findings in clear, honest terms so you can make confident decisions before you buy.
Whether you’re purchasing your first home or your forever home, we’ll make sure you understand exactly what you’re getting.
