RICS Level 2 & 3 Home Surveys

A Level 2 survey provides an overview of the visible condition of the property. It highlights defects, maintenance issues and areas requiring attention. It is generally suitable for conventional properties that appear to be in reasonable condition. A Level 3 survey is more detailed. It provides a more thorough assessment of the property’s construction, condition and defects, along with advice on repairs and potential costs. This level of survey is usually recommended for older properties, altered buildings, larger homes or properties in poor condition.

For a modern, standard property that appears to have been well maintained, a Level 2 survey is often appropriate. It provides a clear overview of the property’s condition without unnecessary detail. For older homes, pre-1930s properties, buildings with multiple extensions or properties requiring renovation, a Level 3 survey is usually the better option. The more complex or uncertain the property’s condition, the more valuable a detailed assessment becomes.

The cost of a home survey depends on the property type, size, location and level of survey required. A Level 2 survey on a straightforward property usually starts from a few hundred pounds. A Level 3 survey costs more because it involves a more detailed inspection and report. Location can also affect pricing, with London and the South East generally being more expensive than other areas. At Simple Survey, we provide fixed fees upfront so you know exactly what to expect before booking.

Yes. A home survey can identify issues that may be expensive to repair, such as damp, roof defects, structural movement or drainage concerns. Discovering these problems before completion can save you from unexpected costs after you move in. A survey also provides evidence that can support price negotiations. If significant defects are found, you may be able to ask the seller to reduce the price or address the issues before completion.

A surveyor will inspect the property methodically, including the roof, chimneys, gutters, external walls, windows, doors, internal walls, ceilings, floors, signs of damp, evidence of structural movement and visible drainage issues. A standard survey does not usually include opening up walls, lifting floorboards or inspecting concealed areas unless there is a specific reason to recommend further investigation. Where specialist advice is needed, the surveyor will make this clear in the report.

The inspection usually takes a few hours, depending on the size, age and complexity of the property. A Level 3 survey on a large period home will generally take longer than a Level 2 survey on a modern flat. After the inspection, the surveyor prepares the report, which is typically issued within a few days. If your purchase is time-sensitive, you should mention this when booking so the team can advise on expected turnaround times.

A new build property is not automatically free from defects. Common issues include incomplete finishes, poor sealing around windows, joinery defects and other snagging items that may have been missed before handover. A survey can identify these issues before you are legally committed and provide a clear list to raise with the developer. Even where the property is covered by a warranty, a survey gives you a useful record of the property’s condition from the outset.