💡 Quick Answer
Level 2 Survey (£400-£1,000): Best for conventional properties built after 1900 in reasonable condition. Includes valuation. Suitable for most buyers.
Level 3 Survey (£600-£2,000+): Essential for pre-1900 properties, listed buildings, unusual construction, poor condition properties, or major renovation projects. Valuation costs extra.
Surveys find issues
Average savings
Find defects
Understanding RICS Survey Standards
The Royal Institution of Chartered Surveyors (RICS), Chartered Institute of Building (CIOB), and Residential Property Surveyors Association (RPSA) set professional standards for UK property surveys. When you hire a CIOB, RPSA or RICS-accredited surveyor, you’re getting someone properly trained, insured (minimum £1 million professional indemnity), and bound by strict professional conduct.
RICS defines three main survey levels, though Level 1 (Condition Report) is rarely recommended as it provides insufficient detail for purchase decisions. That leaves us with the two main options:
📌 Terminology Note: “Level 2” and “Level 3” are the current RICS names. You might also hear them called “HomeBuyer Report” and “Building Survey” (or “Full Structural Survey”)—these are the old terms for the same surveys. RICS updated the naming in 2020 for clarity.
What Is a Level 2 Survey?
A Our Survey Services (formerly HomeBuyer Report) is the UK’s most popular survey choice—and for good reason. It provides comprehensive professional assessment of your property’s condition without the higher cost of Level 3. This survey type is offered by RICS, RPSA, and CIOB-qualified surveyors following the same industry standards.
What’s Included:
- Physical inspection: External walls, roof, windows, doors, internal rooms, floors, ceilings, visible services
- Roof space inspection: If safely accessible
- Damp testing: Using moisture meters where appropriate
- Condition ratings: Traffic light system (Red/Amber/Green) for easy understanding
- Market valuation: Included as standard for mortgage purposes
- Insurance reinstatement cost: For buildings insurance
- Energy efficiency assessment
- Recommendations: For urgent repairs or further specialist investigation
What’s NOT Included:
- Areas behind furniture, under carpets, or other inaccessible spaces
- Specialist testing (electrical circuits, gas appliances, drainage CCTV)
- Invasive investigations (no drilling into walls or lifting floorboards)
- Detailed repair cost estimates
💼 Perfect For: Properties built after 1900 (especially 1920s onwards), standard brick/block construction, reasonable condition, no major alterations. Ideal for first-time buyers needing both survey and valuation.
Level 2 Costs 2024:
- Properties up to £200k: £400-£550
- £200k-£400k: £500-£700
- £400k-£600k: £650-£850
- £600k+: £850-£1,200
- London/Southeast typically 20-30% higher
What Is a Level 3 Survey?
A Level 3 Home Survey (formerly Building Survey) is the most comprehensive property inspection available. It’s forensic-level analysis that leaves no accessible stone unturned. Whether conducted by a RICS, RPSA, or CIOB-qualified surveyor, this survey provides the deepest level of investigation and reporting.
What’s Included:
- Everything in Level 2, PLUS:
- Detailed structural analysis: Construction methods, building materials, load-bearing capacity
- Comprehensive defect investigation: Probable causes and detailed remediation advice
- Accessible panels opened: Inspection chambers, service covers (where safe)
- Underground drainage assessment: Visual inspection of accessible manholes
- Detailed repair cost estimates
- Long-term maintenance planning: Budgeting for future works
- Extensive photography: Documenting key issues
- Technical report: 30-80 pages of detailed analysis
⚠️ Important: Level 3 surveys do NOT include valuation as standard. You’ll need to pay an additional £200-400 if your mortgage lender requires one. However, the depth of investigation far exceeds Level 2.
Perfect For:
- Pre-1900 properties (Victorian, Georgian, or earlier)
- Listed buildings (Grade I, II*, or II)
- Unusual construction (timber frame, thatched roof, cob walls)
- Properties in poor condition or visibly neglected
- Major alterations (multiple extensions, structural changes)
- Renovation projects where you need detailed technical guidance
- Large or complex properties (country houses, converted buildings)
Level 3 Costs 2024:
- Properties up to £200k: £600-£800
- £200k-£400k: £750-£1,100
- £400k-£600k: £1,000-£1,400
- £600k+: £1,300-£2,000+
- Add £200-400 for separate valuation if needed
Video: Level 2 vs Level 3 surveys explained by chartered surveyor (5 minutes)
Video: RICS surveyor explains the key differences (2 minutes)
Head-to-Head Comparison
| Feature | Level 2 | Level 3 |
|---|---|---|
| Inspection Depth | Visual, accessible areas | Comprehensive + limited invasive |
| Report Length | 15-30 pages | 30-80 pages |
| Time On-Site | 2-4 hours | 4-8 hours |
| Structural Analysis | Basic assessment | Detailed technical analysis |
| Valuation Included? | ✅ Yes | ❌ No (add £200-400) |
| Repair Cost Estimates | General guidance | Detailed estimates |
| Typical Cost | £400-£1,000 | £600-£2,000+ |
| Best For | Standard modern properties | Older/complex properties |
Which Survey Should You Choose?
The decision comes down to your property’s age, construction type, condition, and your future plans. Here’s a simple decision framework:
✅ Choose Level 2 If:
- Built after 1900 (especially 1920s+)
- Standard brick/block construction
- Appears in good condition
- No major alterations visible
- You need valuation included
- You’re a first-time buyer
- Budget under £1,000
Perfect for 80% of purchases
⚠️ Choose Level 3 If:
- Built before 1900
- Listed building
- Unusual construction
- Visible defects/poor condition
- Multiple extensions
- Planning major renovations
- You want maximum detail
Essential for complex properties
Real-World Example: The £50,000 Mistake
A buyer chose Level 2 for an 1880s Victorian terrace to save £600. The Level 2 survey noted “minor settlement cracks” as Amber (monitor). After purchase, cracks widened—revealing major subsidence requiring underpinning (£32,000), extensive dry rot (£18,000), and outdated electrics (£5,000).
Total unexpected costs: £55,000. A Level 3 survey would have caught these issues, allowing negotiation or withdrawal before exchange.
Common Survey Findings & What They Mean
Understanding typical survey issues helps set realistic expectations:
- Damp issues (60% of surveys): Rising damp, penetrating damp, or condensation. Cost: £500-£5,000+ depending on severity.
- Roof problems (50%): Missing tiles, worn flashings, gutter issues. Cost: £200-£15,000 for major works.
- Electrical issues (45%): Outdated wiring, no RCD protection. Cost: £2,000-£5,000 for full rewire.
- Heating system (40%): Old boiler, poor efficiency. Cost: £2,000-£4,000 for replacement.
- Structural movement (30%): Settlement cracks (usually minor and historic). Major issues: £5,000-£50,000+.
💡 Negotiation Tip: When defects are found, request a price reduction equal to repair costs plus 20-30% buffer. For example, if surveys identify £8,000 in repairs, negotiate for £10,000-£10,500 reduction. Success rate: 60-70% with proper evidence.
Choosing Your RICS Surveyor
Not all surveyors are equal. Essential qualifications and what to look for:
- CIOB, RICS or RPSA membership: Look for accreditation after their name.
- Professional indemnity insurance: Minimum £1 million coverage (ask for proof)
- Relevant experience: Ask how many similar properties they’ve surveyed (look for 100+ surveys)
- Local knowledge: Familiarity with your area’s construction types and common issues
- Clear communication: Willing to discuss findings and answer follow-up questions
Questions to Ask Before Booking:
- How many [Level 2/3] surveys have you completed?
- What experience do you have with [Victorian/listed/timber frame] properties?
- How long will the inspection take?
- When will I receive the report? (5-7 days L2, 7-14 days L3 is normal)
- Can I see a sample report?
- What’s included in the price? (clarify valuation, travel, VAT)
- Will you be available for follow-up questions?
The Survey Process: What to Expect
Timeline: From booking to having your report typically takes 2-4 weeks:
- Book survey (Day 1-2): After offer accepted, get quotes from 2-3 RICS surveyors
- Inspection scheduled (Day 3-10): Lead time varies (busy periods can be 10+ days)
- Inspection day: Surveyor visits property (you don’t need to attend)
- Report delivered (5-14 days later): Level 2: 5-7 days | Level 3: 7-14 days
- Review & negotiate (3-7 days): Discuss findings, get repair quotes if needed
Do you need to attend? No—surveyors work better alone and can speak freely with sellers if present. However, if you want to attend, inform your surveyor in advance.
ROI: Are Surveys Worth the Cost?
The numbers speak for themselves:
- Average survey cost: £600 (Level 2) or £1,200 (Level 3)
- Average savings: £8,000 through negotiations
- Potential avoided costs: £12,000-£50,000+ in hidden defects
- Net benefit: Typically 7-12x your investment
Research shows that 16% of buyers discover deal-breaking defects that allow them to either negotiate heavily or walk away before losing money. The survey cost is insurance against a disastrous purchase.
✨ Key Takeaway: Even if your survey finds nothing major, the peace of mind alone justifies the cost. You’re making a £290,000+ decision—spending £600-£1,200 for professional confirmation is smart risk management.
Final Verdict: Making Your Decision
Here’s the simple truth: if your property was built before 1900, has unusual features, shows visible defects, or you’re planning renovations—get Level 3. For everything else, Level 2 provides excellent coverage at a lower cost.
When in doubt, go up a level. It’s better to invest an extra £600 in Level 3 and discover it wasn’t needed, than to save £600 on Level 2 and miss a £50,000 structural problem.
🎯 Remember These Key Points:
- 78% of surveys find issues—don’t skip this step
- Mortgage valuations are NOT surveys
- Pre-1900 = Level 3 (non-negotiable)
- Modern standard properties = Level 2 (perfect for 80%)
- Always use CIOB, RICS or RPSA surveyors
- Survey findings give powerful negotiation leverage
🚀 Ready to Get Your Survey?
Protect your investment with a professional RICS survey from Prince Surveyors. Our qualified team will help you choose the right survey level and deliver crystal-clear insights for confident decision-making.
RICS-qualified surveyors | Competitive prices | Fast turnaround
📚 Related Resources