Why Choose MSR Surveying LTD?
- Extensive Experience: 15+ years in residential and commercial surveying..
- RICS-Qualified Professionals: Committed to the highest professional standards.
- Tailored Solutions: Personalised services for both residential and commercial properties.
- Wide Service Area: Covering London, Essex, and the Home Counties.
- Strict Compliance: Members of the Royal Institution of Chartered Surveyors (RICS) and Chartered Institute of Building (CIOB) for quality assurance.
Level 2 vs Level 3 Survey: The Difference at a Glance
The Level 2 vs Level 3 survey decision comes down to the property itself — its age, whether it has been altered, and the condition it is in.
| RICS Home Survey Level 2 | RICS Home Survey Level 3 | |
|---|---|---|
| Also called | HomeBuyer Report | Building Survey, or full structural survey |
| Suits | Conventional houses, flats and bungalows | Older, larger, altered or unusual property |
| Property age | Built after 1890 | Typically built before 1850 |
| Property condition | Appears to be in reasonable condition | Visibly poor or declining, or uncertain |
| Construction | Standard materials and methods | Non-traditional materials or non-standard design |
| Inspection | Visual and non-intrusive | Visual and non-intrusive, in far more detail |
| What the report gives you | Each element rated 1, 2 or 3, with the repairs and maintenance likely to be needed | The ratings, plus the likely cause of each defect, the repair options and what happens if the work is left undone |
| Also covers | Commentary on EPC information, the location and surrounding environment | Advice for your legal advisers, and risks to the property and its occupants |
| Prices from | £399 | £499 |
Which One Do You Need?
Choose a Level 2 if the property is a conventional house, flat or bungalow, built after 1890 using standard materials, and appears to be in reasonable condition.
Choose a Level 3 if the property is older, has been altered or extended, is built in an unusual way or with uncommon materials, is in visibly poor condition, or you are planning major improvements after you buy.
Still not sure? The online quote questionnaire checks whether a Level 2 is suitable for your property before you buy. You can also read the full Level 2 Homebuyer Survey and Level 3 Building Survey pages, or see what a RICS survey costs.
Property Inspection
Evaluation of size, condition, and features, including external areas.
Market Research
Comparison with similar properties in the local area.
Comprehensive Report
Includes a detailed valuation and highlights any influencing factors like planning restrictions.
Level 2 Home Survey (HomeBuyer Report)
The RICS Home Survey Level 2 — still widely called the HomeBuyer Report — is the mid-range survey, and the one most buyers need. It is designed for conventional houses, flats and bungalows built after 1890 using standard materials, where the property appears to be in reasonable condition.
It is written in plain language and uses a traffic-light condition rating, so you can see at a glance which elements are sound, which need attention and which are serious. Defects such as damp, movement or problems with the services are identified and explained, along with the repairs and ongoing maintenance the property is likely to need.
The report is delivered within 3 to 5 working days of the inspection, and prices start from £399.
What does the Home Survey (HomeBuyer Report) include?
The survey comprises a thorough inspection of both the interior and exterior features of a property, as well as associated utilities and certain aspects of the grounds. The methods employed to assess the property are non-invasive and tailored specifically for conventionally-built homes.
Any issues identified during our chartered Homebuyer Survey are evaluated based on their significance and colour-coded using a traffic light system to highlight critical defects. Your report will also offer detailed, professional guidance on how to address any identified faults; however, you will not receive additional comments regarding features that are considered to be in satisfactory condition.
When is a Homebuyer Survey appropriate?
A Homebuyer Survey is well-suited for properties, whether houses or apartments, that appear to be in generally good condition but may not fully comply with current building regulations. It is also beneficial for assessing the severity of structural issues such as damp or subsidence. In the case of unusual properties, such as conversions, listed buildings, or those that have undergone—or are set to undergo—substantial alterations, our more comprehensive Chartered Building Survey would be a more appropriate choice.
Full details and pricing: Level 2 Homebuyer Survey in London.
Level 3 Home Survey (Building Survey)
The RICS Home Survey Level 3 — still widely called a Building Survey, or a full structural survey — is the most detailed inspection available. It is intended for older property, typically built before 1850, and for anything larger, altered, extended, architecturally unusual or in visibly poor condition.
Our surveyors carry out a thorough internal and external examination of all accessible areas. As well as reporting the condition of each element, the report explains the likely cause of every defect, sets out the repair options, and says what is likely to happen if the work is left undone. Prices start from £499.
How do I know if I need a Home Survey (Building Survey)?
A Level 3 Home Survey, formerly known as a Building Survey, is particularly suitable for older, unusual, or non-standard properties. If you are purchasing a period home, a listed building, or a property built with unconventional materials or techniques, this type of survey provides crucial insights into its condition and long-term maintenance requirements.
For older homes—such as those from the Edwardian, Victorian, or earlier periods—a building survey will evaluate both the original structure and any modern alterations or extensions. Our experienced surveyors assess how traditional materials like lime mortar and brickwork interact with newer components such as glass, PVC, or concrete. This analysis aids in identifying potential issues that may arise from inadequate integration and ensures you have a comprehensive understanding of the property’s overall condition.
If you are uncertain whether a Level 3 Home Survey is appropriate for your property, our team is readily available to provide guidance based on your specific requirements.
Full details and pricing: Level 3 Building Survey in London.
If a house has stood for decades (or even centuries), why does it require a survey now?
Even the most well-constructed homes need ongoing maintenance, and there is no assurance that previous owners have provided your period property with the attention it requires. Issues such as damp may have been concealed with paint, while hidden problems like timber decay might have gone unnoticed for years.
A Level 3 Home Survey offers a comprehensive assessment of the property’s structure and condition, helping to uncover any latent defects. Without a professional home survey, it can be challenging to ascertain whether your house is in good condition for the next century or if it urgently requires repairs.
Investing in a building survey ensures you have a clear understanding of the property’s long-term durability, enabling you to plan for necessary maintenance and avoid unexpected costs.
Level 2 vs Level 3: common questions
Which RICS survey do I need, Level 2 or Level 3?
A RICS Home Survey Level 2 suits conventional houses, flats and bungalows built after 1890 that appear to be in reasonable condition and use standard materials and methods. A RICS Home Survey Level 3 is for older property, typically built before 1850, and for anything larger, altered, unusual, or in visibly poor or uncertain condition. Both inspections are visual and non-intrusive; the Level 3 goes into far more detail.
How much does a Level 2 or Level 3 survey cost?
Our RICS Level 2 Homebuyer Survey starts at £399 and our RICS Level 3 Building Survey starts at £499. The final fee depends on the property itself. Our survey costs page sets out what affects the price.
Is a Level 3 survey worth the extra cost?
It is when the condition of the property is uncertain. A Level 2 rates each element 1, 2 or 3 and sets out the repairs and maintenance likely to be needed. A Level 3 adds the likely cause of each defect, the repair options, and what happens if the work is left undone, together with advice for your legal advisers. That is what you need if you may have to renegotiate or walk away.
Is a HomeBuyer Report the same as a Level 2 survey?
Yes. HomeBuyer Report is the older name for the RICS Home Survey Level 2, and Building Survey, or full structural survey, is the older name for the RICS Home Survey Level 3.
How long does the report take?
We deliver reports within 3 to 5 working days of the inspection.
Which survey do I need for a Victorian terrace?
Most Victorian property is older than the Level 2 guidance allows for and has usually been altered or extended since, so a Level 3 is the usual choice. If the house is late Victorian and appears to be in reasonable condition, a Level 2 can be enough. Send us the address and we will tell you which we would recommend.
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Our team of surveyors, engineers, and construction experts handle a wide range of projects daily across the UK. With professionals both in the field and at our offices, we are dedicated to delivering fast and competitive quotes. Contact us today for a quote or use the form below.
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Email: Info@msrsurveying.co.uk
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Forty-six of the questions buyers and owners put to us, including which report to choose and what each one costs, are answered in one place: RICS survey questions, answered.