Choosing the right building survey is a critical step in the home-buying process. It gives you a clear picture of the property’s condition. It also helps you avoid costly surprises. But which survey is right for you?
At Focus Consulting, we offer two main types of surveys: the Level 2 Building Survey (often called a HomeBuyer Report) and the Level 3 Building Survey (the most comprehensive option).
The main difference is the level of detail. A Level 2 survey helps you decide whether to proceed with the purchase. Meanwhile, a Level 3 survey gives you a thorough analysis of the property’s condition, including advice on repairs, maintenance, and upgrades.
Therefore, here is a quick comparison to help you choose.
RICS Home Survey – Level 2
(Previously Homebuyer Report)
RICS Building Survey – Level 3
(Previously Building Survey)
At-a-Glance Comparison: Level 2 vs. Level 3
| Feature | Level 2 Building Survey | Level 3 Building Survey |
|---|---|---|
| Main Purpose | To help you “make a reasoned and informed decision on whether to go ahead with buying the property”. | To help you “make a reasoned and informed decision when purchasing… or when planning for repairs, maintenance or upgrading the property”. |
| Inspection Type | A visual inspection. The surveyor does not move furniture, lift floor coverings, or move insulation. | A thorough and detailed inspection. The surveyor will “lift accessible sample loose floorboards and trap doors” and inspect roof spaces and under-floor spaces where accessible. |
| Defect Reporting | Identifies defects and rates their urgency (Condition Ratings 1-3). | Identifies defects and rates their urgency. It also describes the probable cause of the defects and identifies risks of potential or hidden defects. |
| Repair Costs | The report does not include the cost of repairs. This is considered an extra service. | The report can include “an estimate of costs and likely timescale for identified repairs” where practicable and agreed upon. |
| Best For… | Conventional properties in reasonable condition, built from common materials. | Older properties, larger or more complex buildings, properties in poor condition, or if you are planning major renovations or upgrades. |
In-Depth: The Level 2 Home Survey
The Level 2 survey provides a concise overview of the property’s condition.
What’s included in a Level 2 Survey?
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A visual inspection of the inside and outside of the main building and all permanent outbuildings.
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Inspection of roofs, chimneys, and other surfaces from ground level, sometimes with the help of binoculars.
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A visual inspection of the roof structure from the access hatch. The surveyor will not move insulation or contents.
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A visual check of the parts of the services (electricity, gas, water, etc.) that can be seen. However, they are not tested.
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Our professional advice on any “further advice you should take before committing to purchasing the property”.
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A simple condition rating (1, 2, or 3) for the main parts of the building, garage, and some outside areas to describe the urgency of any maintenance needed.
What are the limitations?
This is a non-intrusive survey. The surveyor will not:
- Move heavy furniture or lift fitted floor coverings.
- Remove the contents of cupboards.
- Remove secured panels or undo electrical fittings.
- Report on the cost of any repairs needed.
Who is it for?
The Level 2 survey is best suited for conventional properties (e.g., houses, flats, or bungalows) that are in a reasonable condition. It is also a good option for properties that have not been significantly altered.
In-Depth: The Level 3 Building Survey
The Level 3 survey is the most comprehensive inspection we offer. It provides a detailed and thorough assessment of the property’s condition.
What’s included in a Level 3 Survey?
This survey includes everything from the Level 2 survey. It also provides a much more detailed inspection and report. Key additions include:
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A thorough inspection of as much of the property as is physically accessible.
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Inspection of roof spaces and under-floor areas, where safe and accessible. Our surveyors will “lift accessible loose sample floorboards and trap doors” where possible.
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Manhole covers will be lifted where accessible and practicable to inspect drainage.
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A more detailed report that provides “detailed advice on condition”.
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An analysis of the “most probable cause(s) of the defects”.
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A description of the “identifiable risk of potential or hidden defects”.
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Advice on necessary repairs and, where agreed, cost estimates and timescales for this work.
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Guidance on “planning for repairs, maintenance or upgrading the property”.
What are the limitations?
While this survey is thorough, the surveyor will not force or open up the fabric of the building without the owner’s consent. They also avoid any action that risks causing damage or injury. We do not carry out specialist tests on services like plumbing or electrics. However, we will report on any issues found during a visual inspection and normal operation (e.g., turning on a tap).
Who is it for?
The Level 3 survey is strongly recommended for larger or older properties (e.g., built before 1900). It also suits buildings constructed in an unusual way or any property you are planning to renovate or alter. Additionally, it is the best choice if the property is in poor condition or has had significant extensions.
How to Decide
If you are buying a standard, modern home in good condition, a Level 2 Survey likely provides all the information you need.
However, if you are buying an older, larger, or more complex property, or if you are planning any building work, the Level 3 Survey is the better investment. The detailed advice on defects, causes, and repair costs can save you a significant amount of money and stress in the long run.
Get in Touch
If you’re still not sure, please contact us. We are happy to discuss the property you are considering and provide a no-obligation quote for the most appropriate survey. Please see the sample reports below to help you see the difference in detail for yourself.