If you are buying a home in London (or anywhere in England and Wales), choosing the right survey
matters. A RICS Level 2 Survey is a clear, mid-level report for conventional properties in reasonable
condition. A RICS Level 3 Survey is the most detailed option, designed for older, altered, or
higher-risk buildings, and it gives more depth on defects, repair options and future maintenance.
Quick guide: Choose a RICS Level 2 Survey for a modern or typical home that appears well
maintained. Choose a RICS Level 3 Survey for period property (Victorian/Edwardian), non-standard
construction, visible defects, or if you are planning major works.
RICS Level 2 survey explained
RICS Level 2 (often called a HomeBuyer-style report) is aimed at conventionally built houses or flats
in reasonable condition. It involves a visual inspection and a report that highlights significant issues,
urgent defects and areas that may need attention. Many Level 2 reports use an easy-to-read
condition rating system and include practical advice on repairs and maintenance. A valuation can be
included depending on the instruction (survey-only and survey-with-valuation versions exist).
RICS Level 3 survey explained
RICS Level 3 (previously known as a Building Survey) is the most comprehensive RICS home
survey. It includes a more thorough inspection and a more detailed report. It typically explains the
construction and materials, describes defects in more depth, and sets out repair options and
maintenance priorities. Level 3 is commonly recommended for older properties, larger homes, homes
that have been significantly altered (loft conversions, rear extensions), or properties where the buyer
wants a fuller technical picture before committing.
Key differences at a glance
| Feature | RICS Level 2 Survey | RICS Level 3 Survey |
|---|---|---|
| Best for | Conventional properties in reasonable condition | Older, altered, unusual or higher-risk properties |
| Depth of inspection | More extensive visual inspection; focuses on significant defects | Thorough visual inspection; more detail on construction, defects and repair options |
| Report style | Clear summary with condition ratings and practical advice | Detailed narrative explaining issues, causes and remedial options |
| Typical outcomes | Flags key risks and urgent repairs; supports price decisions | Deeper diagnosis and maintenance plan; supports renovation decisions |
| Valuation | May be included depending on instruction | Often optional (confirm when booking) |
| Cost | Usually lower than Level 3 | Usually higher due to scope and detail |
| Common London use cases | Well-maintained flats and standard houses | Victorian/Edwardian homes, conversions, major alterations, visible defects |
Which survey should you choose in London?
In London, Level 3 is frequently chosen for Victorian terraces, converted flats, and properties with a
history of movement, damp or alterations. Where access allows, a Level 3 report will usually discuss
issues such as roof structure, party walls, timber decay, damp patterns, and the likely impact of past
alterations. For a straightforward new-build or a well-kept post-war flat, Level 2 is often sufficient.
What neither survey is designed to do
Both levels are non-invasive. That means surveyors do not usually lift fitted floor coverings, open up
walls, or test services like a Gas Safe engineer or electrician would. If the inspection identifies a risk
(for example suspected damp, movement, drainage issues or altered structure), the report may
recommend further investigation by a specialist.
Common questions
Is Level 2 enough for a flat? Often yes for a modern, conventional flat in reasonable condition. For
older conversions, known damp issues, or complex communal arrangements, Level 3 may be more
suitable.
Does Level 3 include a valuation? Not always by default. Some firms can provide a valuation as an
additional service. Always confirm what is included when you book.
Will either survey find every defect? No survey can guarantee that. Surveys are visual and
non-invasive. The value is in identifying material risks, likely defects, and giving you an
evidence-based plan for repairs and negotiation.
Can I use the report to renegotiate price? Yes. If defects or risks are identified, buyers commonly
use the findings to renegotiate, budget for repairs, or ask the seller to address issues prior to
exchange.
Next steps
If you are unsure which option is right, speak to a RICS surveyor in London before you instruct the
survey. Choosing the correct level at the outset can save time and reduce the risk of unexpected
repair costs after completion
“Every property tells a story. My job is to read it accurately and explain what it means for you, in plain English.”
Talk to a chartered surveyor.
Whether you are undertaking works or have been served notice, a short call is usually enough to set the right next step. Same working day, no charge, no obligation.