If you’re buying, selling, or maintaining a residential property, choosing the right RICS Home Survey is important. If you are unsure, don't hesitate to give us a call, we are happy to talk through your situation with no obligation, we understand it helps to talk to someone.

The most common option is a Level 2 Home Survey, also known as a 'HomeBuyer' Report - Here’s what a 'Level 2' and a 'Level 3' Home survey offer, along with common reasons as to why you might need either one:

 

Level 2 RICS Home Survey (HomeBuyer Report)
 

Best for: Modern or conventional properties (typically post-1850) that appear to be in reasonable condition and haven’t been significantly altered.
 

This mid-level survey is the most popular choice for buyers and sellers. It provides a clear, professional opinion on the overall condition of the property, highlighting any visible issues that could affect your decision or require attention.
 

What’s included:
 

• A detailed visual inspection of the building, services, and grounds (without testing)

• Inspection of accessible areas such as roof spaces, basements, and cellars (if safe to enter)

• Objective assessment of the property's overall condition

• Identification of significant defects and risks

• Advice on necessary repairs and ongoing maintenance

• Recommendations for further investigation, where needed
   

Common scenarios for a Level 2 Survey:
 

• Buying a standard house or flat built in the 20th or 21st century

• Purchasing a property that seems generally well maintained

• Selling a home and wanting to present a clear report to buyers

• Buying-to-let and needing an overview of repair obligations

• Seeking mortgage lender approval (many lenders accept a Level 2 survey)
   

This survey strikes a balance between detail and cost. It is not suitable for older, unusual, heavily modified, or highly defective/poorly maintained properties.





Level 3 RICS Home Survey (Building Survey) - (NOT currently available, coming soon)
 

Best for: Older, larger, extended, unusual, or run-down properties, or if you’re planning significant works.
 

Also known as a Full Building Survey, this is the most comprehensive option. It gives a thorough understanding of the property’s construction, condition, and any existing or potential issues.
 

What’s included:
 

• An extensive visual inspection of all accessible areas, including roof voids, floor voids, basements, and external structures

• Assessment of construction methods and materials used

• Detailed description of defects, including likely causes and risks of hidden issues

• Prioritised repair recommendations with guidance on timescales

• General advice on maintenance, future repairs, and property management

• Indicative cost estimates for repairs (if requested and agreed in advance)

• Fewer referrals for further investigation compared to a Level 2 survey
   

Common scenarios for a Level 3 Survey:
 

• Purchasing a period property or listed building

• Buying a home built before 1850, or of non-standard construction (e.g. timber frame, thatch, stone)

• Acquiring a property that has been neglected, is visibly deteriorating, or has signs of structural movement

• Planning major works such as extensions or refurbishment

• Wanting a full technical understanding before making an investment decision
   

This survey provides a structural analysis, enabling budgeting, or project planning for more complex buildings.