Which survey do I need when buying a house?
- Mar 16
- 2 min read
Updated: Mar 18
When buying a property, one of the most common questions buyers ask is: “Which survey do I need?”
In England and Wales, most buyers choose between two types of RICS survey:
RICS Level 2 Survey
RICS Level 3 Building Survey
The right choice depends largely on the age, condition and construction of the property you are buying.
Understanding the differences can help ensure you receive the level of advice appropriate for the building.
We often direct clients to the RICS Home Surveys - A clear, impartial guide.
What Is a RICS Level 2 Survey?
A RICS Level 2 Survey (previously known as a HomeBuyer Report) is designed for conventional properties that appear to be in reasonable condition.
It is typically suitable for:
Modern houses
Properties built with standard construction materials
Homes that have not been significantly altered or extended
Buildings that appear generally well maintained
The survey highlights significant defects and risks that could affect the property. It provides a clear overview of condition, but it does not usually explore construction in as much detail as a more comprehensive survey.
What Is a RICS Level 3 Building Survey?
A RICS Level 3 Survey (often referred to as a Building Survey) is the most detailed inspection available.
This type of survey is typically recommended for:
Older properties
Period houses
Buildings with unusual construction
Properties that have been significantly altered or extended
Homes that appear to be in poor condition
A Level 3 survey provides a more detailed assessment of the structure and construction of the property. It explains the likely causes of defects, outlines potential consequences if issues are not addressed, and provides guidance on appropriate repairs.
Older and more complex buildings often benefit from this more thorough approach.
Level 2 vs Level 3 Survey: Which Should You Choose?
Choosing between a Level 2 and Level 3 survey depends mainly on the nature of the property.
As a general guide:
Modern, conventional homes often suit a Level 2 survey
Older, altered or unusual buildings usually require a Level 3 survey
Many properties in areas such as the Cotswolds and Worcestershire are older buildings constructed using traditional materials. In these cases, a more detailed survey can often provide more useful information for buyers.
Is a Mortgage Valuation the Same as a Survey?
No. A mortgage valuation is not a survey.
The valuation carried out by a lender is primarily for the bank’s benefit and is designed to confirm that the property provides adequate security for the loan.
It is not intended to identify defects in detail or provide advice on repairs. For that reason, buyers often still commission their own survey.
Unsure Which Survey You Need?
Every property is different, and the most appropriate survey will depend on factors such as:
The age of the property
Its construction
Any alterations or extensions
The general condition of the building
A surveyor will usually be able to discuss the property with you and recommend the most suitable level of inspection before the survey is arranged.
We'd be delighted to discuss the different levels of survey with you to help you make an informed decision.
