Choose a RICS Level 2 survey for a conventional house or flat in reasonable condition. Choose a RICS Level 3 survey for an older, listed, altered or unusual property, one that is already showing signs of trouble, or one where you plan major work. Both follow the RICS Home Survey Standard. The difference is depth: a Level 3 explains why defects have happened and what putting them right involves.
This guide sets out what each survey covers, a five-point checklist to help you decide, and what to do if you are buying a new-build instead. If you are still unsure afterwards, tell us about the property and we will recommend the survey that fits.
What is the difference between a Level 2 and a Level 3 survey?
The difference is depth. A Level 2 survey reports the condition of what can be seen and tells you what needs attention and how urgently. A Level 3 survey looks more closely at how the building is put together, gives the likely cause of each defect, describes the risk of hidden problems and sets out what repair involves.
Both are visual, non-invasive inspections carried out by a qualified surveyor, and both give each part of the property a condition rating. Neither opens up the structure or tests the services.
| RICS Level 2 survey | RICS Level 3 survey | |
|---|---|---|
| Best for | Conventional homes in reasonable condition | Older, listed, altered or unusual properties |
| Inspection | Visual inspection of accessible areas | More thorough inspection, including the likely causes of defects |
| Depth | Condition, rated 1, 2 or 3 | Detailed advice on condition, construction and hidden risks |
| Repair advice | What needs attention and how urgently | What repair involves and, where agreed, estimated costs and timescales |
| Roof spaces and under-floor areas | Looked into where there is safe access | Examined in more detail where there is safe access |
| Condition ratings | 1, 2, 3 and NI (not inspected) | 1, 2, 3 and NI (not inspected) |
| Repair costs | Not included | Estimated costs can be included where agreed |
| Standard | RICS Home Survey Standard | RICS Home Survey Standard |
| Market valuation | Not included unless you add one | Not included unless you add one |
Which survey do I need? A five-point checklist
Run through these five questions about the property you are buying. If any of them points to a Level 3, a Level 3 is usually the better choice.
1. How old is it?
Period and much older buildings were built with solid walls, lime mortar and roof structures that behave differently from modern construction, and they have usually been altered over the years. A Level 3 explains how those elements are performing. A more recent home of conventional construction usually suits a Level 2.
2. How is it built?
Brick or block walls with a tiled or slate roof are conventional, and a Level 2 is usually enough. Timber frame, steel frame, concrete, thatch or any other non-standard construction points to a Level 3.
3. Has it been altered?
Extensions, loft conversions, and walls or chimney breasts that have been removed all point to a Level 3, particularly where you cannot tell who did the work or whether it was approved.
4. What condition is it in?
If you can already see cracking, damp, a sagging roof or obvious disrepair, choose a Level 3 so the likely cause is explained rather than simply recorded. A home that looks well maintained, with no obvious concerns, usually suits a Level 2.
5. What do you plan to do with it?
If you intend to extend, refurbish or carry out significant work, a Level 3 tells you what you are taking on before you set a budget. If you plan to move in and maintain the home in the normal way, a Level 2 is often enough.
If none of these apply, a Level 2 is usually the right survey. As a rough guide: a well-kept, conventionally built home that has not been significantly altered suits a Level 2; a period terrace with a rear extension of uncertain age suits a Level 3.
When is a Level 2 survey enough?
A Level 2 survey suits most conventional houses and flats in reasonable condition, including purpose-built and modern flats and new-build resales. It inspects everything safe and reasonably accessible, including roof spaces and under-floor areas where there is safe access, rates each part of the property, and tells you what needs attention, what can wait and what to investigate further before you exchange. It gives advice on repairs and maintenance, but it does not report on repair costs.
Where a Level 2 surveyor cannot reach a firm conclusion about something, the report says so and recommends further investigation before you commit.
When should you choose a Level 3 survey?
Choose a Level 3 when the building is old, complicated or already showing signs of trouble: period and listed properties, homes that have been extended or converted, non-standard construction, visible defects you want explained, or a property you plan to refurbish. A Level 3 describes the risk of hidden defects, gives the likely cause of each problem and sets out what repair involves. Where agreed, it can include estimated repair costs and timescales, which helps if you are planning a budget.
A Level 3 is not automatically the better survey. On a modern, conventional home in good order, the extra detail rarely changes the decision, and we will tell you so.
Not sure which survey fits? Tell us about the property and we will recommend the right survey and confirm a fixed fee before you instruct us.
What about a new-build home?
For a brand-new home, neither survey is usually the right product. A snagging survey is. It records defects, unfinished work and poor workmanship in an itemised list with photographs, for the developer to put right. Book it before completion if the developer allows access, or as soon as possible after you move in, and well before the builder’s defects period under your warranty ends.
A snagging survey is a separate, independent inspection rather than one of the RICS survey levels. If you are buying a home that was new some years ago, treat it like any other existing home and use the checklist above.
Is a mortgage valuation the same as a Level 2 or Level 3 survey?
No. A mortgage valuation is carried out for your lender, to confirm the property is suitable security for the loan. It is a limited check, not a survey, and it does not look at the condition of the building in any detail. A Level 2 or Level 3 survey is instructed by you and written for you: it tells you what is wrong with the property and what to do about it before you commit.
Whichever level you choose, you can add an independent market valuation, prepared for you rather than for your lender. Read more on the difference between a mortgage valuation and a RICS survey.
What do Level 2 and Level 3 surveys have in common?
Both are carried out in line with the current RICS Home Survey Standard, and Sterlingworth is a RICS-regulated firm (Firm Registration Number 850747). Both reports use the same condition ratings, so you can read either one the same way:
- Condition Rating 3 — defects that are serious or need to be repaired, replaced or investigated urgently.
- Condition Rating 2 — defects that need repairing or replacing but are not considered serious or urgent.
- Condition Rating 1 — no repair is currently needed; maintain the property in the normal way.
- NI — not inspected, with the reason and what to do about it.
Both reports include photographs and point out issues for your solicitor to check. Neither is a substitute for specialist tests of the electrics, gas or drainage, and both will recommend further investigation where it is needed.
How much does each survey cost?
The fee depends on the property and the service you choose. The main factors are which survey is right for the property, its size and type, its age, construction and condition, and whether you add a market valuation. Tell us about the property and we will confirm a fixed fee before you instruct us.
If you are weighing up quotes from different firms, check that each one is for the same level of survey. Our guide on how to compare survey quotes explains what to look for.
A RICS Level 2 survey starts from £425 for properties worth up to £300,000, and a RICS Level 3 survey from £650 for properties worth up to £500,000. All fees include VAT. See our house survey cost guide.
Level 2 vs Level 3: frequently asked questions
Is a Level 3 survey always better than a Level 2?
No. A Level 3 goes into more depth, but on a conventional home in reasonable condition that extra depth rarely changes your decision. The right survey is the one that fits the property. We will not recommend a Level 3 if a Level 2 will do.
Do I need a Level 3 survey for an older house?
Usually, yes. Period houses often have solid walls, original roof timbers and many years of alterations. A Level 3 explains how those elements are performing and the likely cause of any defects, rather than simply recording their condition.
Which survey should I get for a flat?
A Level 2 usually suits a flat in a purpose-built or modern block in reasonable condition. For a flat converted from an older building, or where the building shows signs of disrepair, a Level 3 is often the better fit. Both look at the flat itself and the visible condition of the building outside it.
Will either survey look in the loft and under the floors?
Yes, where there is safe access. A Level 2 looks into accessible roof spaces and under-floor areas; a Level 3 examines them in more detail and explains the likely cause of anything found. Neither survey lifts fixed floorboards or opens up the structure.
Does a Level 2 survey tell me how much repairs will cost?
No. A Level 2 tells you what needs attention and how urgently, but it does not report on repair costs. A Level 3 can include estimated repair costs and timescales where this is agreed before the survey. For serious defects, get quotes from contractors before you commit.
Is a full structural survey the same as a Level 3?
In everyday use, yes. “Full structural survey” is the older name for what is now a Level 3 building survey. A structural engineer’s report is different: it answers a specific structural question, and a Level 3 will recommend one where it is needed.
What if a Level 2 survey finds a serious problem?
The report will give it a Condition Rating 3 and recommend what to do before you exchange, such as further investigation by a specialist or quotes for the work. You can then decide whether to go ahead, renegotiate or walk away.
Get help choosing the right survey
Tell us the property’s age, how it is built, its condition, any alterations and what you plan to do with it. We will recommend a Level 2 or a Level 3 and confirm a fixed fee before you instruct us. You can also compare all our RICS residential property surveys, including snagging.
