RICS Level 2 vs Level 3 Survey: Which One Do You Need When Buying a House?

Buying a property is one of the largest financial commitments most people will ever make. However, many buyers are unsure which type of property survey they should arrange before proceeding with their purchase.

Two of the most common survey options available are the RICS Home Survey Level 2 and the RICS Home Survey Level 3.

Both surveys provide professional advice on the condition of a property, but they differ significantly in terms of depth, detail and the types of property they are best suited to.

In this guide we explain:

• The difference between Level 2 and Level 3 surveys

• When each survey is appropriate

• How buyers can decide which survey is right for their property purchase

What Is a RICS Home Survey?

A RICS Home Survey is an inspection carried out by a qualified surveyor regulated by the Royal Institution of Chartered Surveyors (RICS).

The purpose of the survey is to help buyers understand the condition of the property before committing to the purchase.

A survey typically aims to:

• Identify visible defects

• Highlight risks that may affect the property

• Provide advice on repairs and maintenance

• Help buyers make an informed decision

Mortgage lenders will normally carry out their own valuation, but this is primarily for lending purposes only and should not be relied upon as a detailed assessment of the property's condition.

For most buyers, the choice usually comes down to two survey types:

• RICS Home Survey Level 2

• RICS Home Survey Level 3

What Is a RICS Level 2 Survey?

A RICS Home Survey Level 2 (previously known as a HomeBuyer Report) is designed for conventional residential properties that appear to be in reasonable condition.

What a Level 2 Survey Includes

A Level 2 survey provides a structured overview of the property's condition and highlights significant issues that may require attention.

Typical areas inspected include:

• Roof coverings and rainwater goods

• External walls and structural elements

• Floors and internal walls

• Windows and doors

• Signs of dampness or moisture risks

• Insulation and ventilation

• Chimneys and roof structures (where accessible)

• Drainage observations

The report is usually presented using a traffic light condition rating system, helping buyers quickly identify areas that may require repairs or further investigation.

When a Level 2 Survey Is Suitable

A Level 2 survey is typically suitable for:

• Properties built after around 1900

• Homes of standard brick and tile construction

• Properties that appear to be in reasonable condition

• Houses that have not undergone major structural alterations

Across many modern developments in Hertfordshire, Cambridgeshire and Bedfordshire, a Level 2 survey often provides an appropriate level of inspection.

What Is a RICS Level 3 Survey?

A RICS Level 3 survey, commonly referred to as a Building Survey, provides the most comprehensive inspection available for residential property.

What a Level 3 Survey Includes

A Level 3 survey involves a more detailed and thorough inspection of the property and its construction.

This may include:

• Detailed inspection of the building structure

• Commentary on construction methods

• Identification of structural movement or defects

• Inspection of roof voids and subfloor areas where accessible

• Advice on defect causes and possible repair options

• Consideration of extensions and structural alterations

• Guidance on future maintenance requirements

Because the report goes into greater technical depth, it is particularly useful for properties where construction or condition is more complex.

When Should You Choose a Level 3 Survey?

A Level 3 survey is generally recommended when purchasing:

Older Properties

Homes built before 1900

Properties That Have Been Extended or Altered

Examples include:

• Loft conversions

• Large extensions

• Structural alterations

These changes can sometimes affect the building structure and may require deeper investigation.

Unusual or Non-Standard Construction

Some properties were built using construction techniques that differ from modern cavity wall housing.

Examples include:

• Timber frame buildings

• System-built housing

• Concrete construction

These property types are usually better suited to a Level 3 survey.

System-Built Housing in Hertfordshire (Including Mowlem Construction)

Across parts of Hertfordshire, particularly Stevenage, many homes were constructed during the post-war housing expansion of the 1950s to 1970s using various system-built construction methods.

One example is the Mowlem in-situ concrete system, which was used on a number of estates in Stevenage and surrounding areas.

Unlike traditional brick cavity wall housing, these properties were constructed using cast in-situ concrete structural walls, sometimes with masonry infill panels or external finishes.

While many of these homes have performed well over time, their construction differs from modern housing and can require a more detailed inspection. In these cases, a Level 3 Building Survey is often the most appropriate option, as it allows the surveyor to provide more detailed commentary on:

• The structural form of the concrete walls

• Signs of thermal movement or cracking

• The condition of external finishes

• Potential reinforcement corrosion

• Alterations or extensions that may affect the original structure

For buyers considering properties on 1960s and 1970s estates in Stevenage, a Level 3 survey can provide valuable reassurance and a clearer understanding of the building’s construction.

Key Differences Between Level 2 and Level 3 Surveys

Feature	Level 2 Survey	Level 3 Survey
Inspection depth	Standard visual inspection	Much more detailed investigation
Report detail	Concise and structured	Highly detailed
Suitable for	Modern homes	Older or complex properties
Repair advice	General guidance	Detailed analysis
Construction commentary	Limited	Extensive

How Do You Decide Which Survey You Need?

Choosing the correct survey usually depends on three main factors.

1. Age of the Property

As a general guide:

• Post-1900 homes – Level 2 often suitable

• Pre-1900 homes – Level 3 usually recommended

Older buildings typically contain construction details that benefit from deeper investigation.

2. Condition of the Property

If a property appears:

• Recently renovated

• Well maintained

• Structurally straightforward

A Level 2 survey may be sufficient.

However if you notice:

• Cracking

• Damp issues

• Structural alterations

A Level 3 survey is usually the safer option.

3. Construction Type

Properties built using non-standard construction methods often require the additional detail provided by a Level 3 survey.

This includes:

• System-built housing

• Concrete construction

• Timber frame buildings

• Heavily altered properties

Survey Considerations for Homes in Hertfordshire

Property types vary significantly across Hertfordshire towns such as Stevenage, Hitchin, Baldock, Royston and Letchworth Garden City, and the appropriate survey level often depends on the age and construction of the property.

For example:

• Many properties in Stevenage were built during the town’s post-war expansion and include system-built housing such as Mowlem construction, which often benefits from a Level 3 Building Survey.

• Homes in Letchworth Garden City and Hitchin frequently include older Edwardian and early 20th-century properties.

• In Baldock and Royston, buyers may encounter a mixture of modern developments alongside older period housing.

Because of this variation, it is always sensible to review the specific property before deciding which survey to commission.

Why Getting the Right Survey Matters

Choosing the correct survey can help buyers:

• Avoid unexpected repair costs

• Identify potential structural concerns

• Negotiate on the purchase price if serious defects are uncovered

• Plan future maintenance

In many cases, the cost of a survey is small compared to the potential repairs it may reveal.

Local Survey Advice

At JWA Surveyors, we regularly inspect properties across Hertfordshire, Cambridgeshire and Bedfordshire, including Stevenage, Hitchin, Baldock, Royston and Letchworth Garden City.

If you are unsure which survey is appropriate for a property you are purchasing, we are always happy to review the property details and provide guidance.

Conclusion

Choosing between a Level 2 and Level 3 survey depends largely on the age, condition and construction of the property. For many modern homes, a Level 2 survey provides a clear overview of the property’s condition. However, older buildings, altered properties or homes built using unusual construction methods often benefit from the more detailed investigation provided by a Level 3 survey.

Seeking advice from an experienced local surveyor can help ensure you select the most appropriate survey before committing to purchase.

If you are still unsure please feel free to contact us to discuss your survey needs.

JWA Surveyors provides RICS Level 2 Home Surveys and Level 3 Building Surveys across Hertfordshire including Stevenage, Hitchin, Letchworth Garden City, Baldock and Royston.