Choosing the right survey level is really about matching the survey depth to the property’s risk.
A Level 2 Survey is built for “typical” homes in reasonable condition, while a Level 3 Survey is designed for properties where surprises are more likely—or where you need deeper guidance on repairs, causes, and priorities.
RICS describes Level 2 as a good fit for a conventional house, flat or bungalow built from common materials and in reasonable condition (with an option to add a valuation).
RICS describes Level 3 as aiming to provide detailed advice on condition, describe the risk of potential or hidden defects, and propose probable causes based on the inspection.
Below is a practical way to decide—without overpaying for detail you don’t need or underbuying when the property is higher-risk.
1) The simplest way to choose
Choose a Level 2 Survey if…
You want a strong, practical condition overview for a property that is:
- conventional in construction (standard brick/block, typical roof coverings, etc.)
- not heavily altered
- appearing in reasonable condition
- and you mainly want to identify visible defects, prioritise issues, and decide whether to proceed.
This is exactly the type of home RICS points to for Level 2.
Choose a Level 3 Survey if…
You need the most comprehensive picture because the property is:
- older, unusual, altered, or run down
- showing warning signs (movement, damp, roof issues, poor alterations)
- or you want deeper guidance on repair approach, consequences, and likely causes.
That aligns with what RICS says Level 3 is designed to do: detailed advice, hidden defect risk, and probable causes.
2) What you get “extra” with Level 3 in real-world terms
Most buyers don’t choose Level 3 because they enjoy long reports—they choose it because it gives them better decision support when risk is higher.
Level 2 is usually best described as:
- a thorough visual condition survey for a typical property,
- clear priorities and next steps,
- and (optionally) a valuation.
RICS confirms Level 2 is available as survey only or survey and valuation, and the valuation version can include market valuation and an insurance reinstatement figure.
Level 3 typically adds:
- deeper narrative explaining how the building is put together and how issues may develop,
- more detailed commentary on condition and repair implications,
- stronger treatment of “what might be going on that we can’t fully see” (hidden defect risk),
- likely causes (where evidence supports it), and a clearer basis for planning repairs.
That’s directly reflected in RICS’ Level 3 description (detailed advice, hidden defects, probable causes).
3) Use this risk checklist (it works surprisingly well)
If you answer “yes” to two or more, Level 3 is often the safer choice:
Property age and type
- Is it pre-1930 (or a character/period property)?
- Is it a conversion flat (Victorian/Edwardian conversion rather than a modern purpose-built block)?
- Is it listed or in a conservation/heritage context?
Construction and complexity
- Is it non-standard construction (timber frame, steel frame, concrete system build, etc.)?
- Does it have flat roofs, complicated roof junctions, or multiple roof types?
- Does it have a basement or extensive retaining walls?
Alterations and workmanship risk
- Has it been extended (especially open-plan structural changes)?
- Are there signs of poor quality refurbishment (patchy finishes, odd layouts, uneven floors, mismatched materials)?
Condition “red flags”
- Noticeable cracking (especially stepped/diagonal cracking externally)
- Damp staining, mould, or strong musty odours
- Roof issues: sagging lines, missing tiles/slates, staining to ceilings, or poor rainwater goods
- Evidence of long-term neglect
Your intentions
- Are you planning major works immediately after purchase?
- Do you need a report that helps you plan repairs and upgrades, not just identify them?
If you answered “no” to almost all of these and the property is fairly standard, Level 2 is often a cost-effective and sensible option—exactly the scenario RICS describes.
4) Common scenarios and the “right” choice
“Modern-ish” house in decent condition (e.g., 1990s–2010s)
Usually Level 2.
You want a clear overview and priorities, not an in-depth repair strategy.
1930s semi with a rear extension
Often Level 3 (especially if the extension changed structure/openings).
Not because it’s “old”, but because alterations introduce unknowns and repair complexity.
Victorian/Edwardian terrace
Often Level 3.
Traditional buildings can behave differently (movement, damp performance, roof/void complexity), and Level 3’s deeper explanation is usually worth it.
Purpose-built flat (post-2000), appears in good order
Often Level 2.
It’s commonly “conventional”, but you still need to pair the survey with strong solicitor enquiries (service charge, major works, building documents).
“Project house” / visibly tired property
Level 3.
You’ll want the deeper steer on repair priorities and risks before you commit.
5) Valuation: do you actually need it?
This is where people accidentally compare quotes wrongly.
- If you want price reassurance, choose Level 2 with valuation (where offered). RICS notes Level 2 can include a valuation and reinstatement figure.
- If your priority is condition only, you may prefer Level 2 survey-only (or Level 3, if risk is higher).
A helpful rule:
- Negotiation-driven buyers often like valuation included.
- Renovation-driven buyers often prioritise the deeper repair picture over a valuation.
6) What neither survey will do (important for expectations)
Even at Level 3, these are not “rip it apart” investigations. They’re visual surveys, and many things can still be concealed. Both levels will typically recommend specialist follow-ups where needed (electrics, gas, drainage, structural engineer, damp specialist).
The key difference is: Level 3 generally gives you more explanation and context around risks and repair implications, not that it becomes invasive.
7) The decision in one paragraph
If the property is standard, conventional, and looks in reasonable condition, a Level 2 is usually the right balance—and RICS explicitly positions it for that situation.
If the property is older, altered, unusual, run down, or you need deeper repair guidance, go Level 3—which RICS frames around detailed advice, hidden defect risk, and likely causes.
Want help choosing the right survey level for your property?
Email mail@howorth.uk or call 07794 400 212. Tell us the property type/age, whether it’s been extended/altered, and any concerns you spotted on viewings (damp, cracking, roof condition), and we’ll guide you to the most suitable option.