You’ve had your offer accepted. The solicitor’s instructed. Now you need a survey — but which one? The Home Buyer Report (RICS Level 2) and the Building Survey (RICS Level 3) serve different purposes, and choosing the wrong one can mean either overpaying for investigation you don’t need or — worse — missing problems that should have been identified.
Here’s how to choose.
Home Buyer Report (RICS Level 2)
The Home Buyer Report is a focused inspection designed for conventional properties in reasonable condition. It uses a traffic light system — green (no repair needed), amber (needs attention), red (serious concern) — to flag issues clearly and concisely.
It covers: the main elements of the property including structure, roof, walls, damp, services (visually), and external areas. It provides a market valuation and insurance rebuild cost.
It doesn’t cover: detailed investigation of defects, opening up concealed areas, or comprehensive advice on repair methods and costs.
Best for: modern or relatively modern properties (post-1930s) of conventional construction in generally good condition. Standard houses, flats, and new builds where significant defects are unlikely.
Building Survey (RICS Level 3)
The Building Survey is our most thorough inspection. We examine every accessible element of the property and report in detail on condition, defects, causes, and recommended actions.
It covers: everything the Home Buyer Report covers, plus detailed investigation of defects, advice on repair approaches and likely costs, assessment of the impact of defects on value and use, and more thorough examination of roof spaces, cellars, and other accessible voids.
Best for: older properties (pre-1930s), listed buildings, properties of non-standard construction, properties that have been significantly altered or extended, properties in poor condition, and any property where you want maximum information before committing.
How to Decide
The decision usually comes down to property age and type.
Go Level 2 if: the property is relatively modern, standard construction, well-maintained, and you don’t have specific concerns. A 2005 semi-detached in good condition doesn’t need the forensic detail of a Level 3.
Go Level 3 if: the property is older, unusual, extended, converted, or shows signs of problems. A Victorian terrace in Bath, a converted barn in the Cotswolds, a timber-framed cottage, an ex-council property with a non-standard construction — all warrant the deeper investigation.
If you’re unsure, call us and describe the property. We’ll recommend the appropriate level based on what you’re buying — we’d rather you got the right survey than the most expensive one.
The Cost Difference
A Level 3 typically costs 50-100% more than a Level 2. For a property that genuinely needs a Level 3, the additional cost is trivial compared to the risk of missing a significant defect. For a property that doesn’t need it, the Level 2 provides adequate information at lower cost.
Contact us to discuss which survey level is right for your property.
