Level 2 or Level 3 Survey: Which One Do I Need?

If you are buying a house, one of the decisions you may need to make fairly early on is what level of survey to arrange.

For most buyers, the choice is between a RICS Level 2 survey and a RICS Level 3 survey. Both are there to give you a better understanding of a property before you commit to the purchase, but the level of detail is quite different.

If you asked us which one you need, the first thing we would look at is the property itself.

What Is a RICS Level 2 Survey?

A Level 2 survey is usually considered suitable for relatively conventional properties that appear to be in reasonable condition.

It goes further than a basic Level 1 report and will identify defects that may affect the property, together with advice about repairs and maintenance.

It is suitable for fairly modern houses of standard construction, where there is little obvious evidence of major alteration or deterioration. The difficulty is that houses do not always fit neatly into those categories.

RICS describe a Level 2 survey as follows: “This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a level three service. The focus is on assessing the general condition of the main elements of a property.”

When Is a Level 3 Survey More Appropriate?

A Level 3 survey is the most comprehensive level of RICS residential survey.

We would normally suggest considering one where the property is older, has been altered significantly, is of unusual construction or where you already know that repair or renovation work may be required.

The inspection is more detailed and looks more closely at the condition and construction of the building. This includes the roof, chimneys, walls, windows, doors and other elements of the property, as well as signs of issues such as damp, rot or insect infestation.

That extra detail can be useful if something has caught your attention during a viewing and you want to understand whether it is likely to be relatively minor or something that deserves further investigation.

It can also help you get a clearer idea of the work you may be taking on after you buy.

The Difference Between a Level 2 and Level 3 Survey

In simple terms, a Level 3 survey gives you a more detailed assessment of the property.

A Level 2 survey may be perfectly suitable for a conventional home in reasonable condition. A Level 3 survey is more appropriate where the property itself, its condition or its construction warrants a closer look.

That does not mean you should make the decision based on age alone. A newer property can still have problems. It may have been extensively altered, poorly maintained or built using methods that deserve closer inspection. Equally, an older house may have been carefully looked after for many years. We would therefore look at the property as a whole rather than simply deciding that a house of a certain age needs a particular level of survey.

You should also think about how much information you want before proceeding with the purchase. A survey is not just a list of defects. It should help you understand the building, where attention may be needed and what you could be taking on if you go ahead.

Why Purslows Carries Out Level 3 Surveys

At Purslows, we only carry out RICS Level 3 surveys for residential property purchases.

We take that approach because we believe buyers benefit from having detailed advice about the condition of the property they are considering purchasing.

That is particularly relevant in Norfolk, where we regularly inspect older homes, period properties and houses that have been altered or extended over many years. We also have specialist experience of historic and listed buildings.

The purpose is not to produce an unnecessarily long list of minor faults. It is to give you a clearer picture of the property, highlight matters that deserve further consideration and help you understand what you may be buying.

If you are unsure whether a Level 3 survey is appropriate for a property you are considering, speak to us before arranging the inspection. We can discuss the property with you and explain what the survey will cover.