Choosing between a Level 2 and Level 3 survey isn’t about paying for “more pages” — it’s about selecting the right level of investigation for the risk profile of the property you’re buying.
RICS sets out three home survey levels, and the right choice will usually depend on the property’s age, size, condition, complexity and originality. Level 2 suits many conventional homes, while Level 3 is designed to go further where the building is older, altered, unusual — or where you need deeper repair guidance.
Below is a detailed, practical comparison.
1) What each survey is designed to do
Level 2 Survey: a condition-led check for conventional homes
RICS describes Level 2 as a professional and objective report on the condition of the main elements of a property. It’s an intermediate service with a more extensive visual inspection of the building, services and grounds.
RICS also notes Level 2 is most suitable for conventional properties in reasonable condition that are simple in form and layout (for example, not heavily extended or unusually complex).
What it’s best for:
- modern / standard construction homes
- properties that look broadly “okay” but you want professional reassurance
- buyers who want defects highlighted and prioritised, without deep repair strategy
Level 3 Survey: the most comprehensive, with repair and maintenance advice
RICS calls Level 3 the most comprehensive survey report and states it provides an extensive, in-depth analysis of condition, including advice on defects, repairs and maintenance options.
RICS recommends Level 3 when you’re dealing with a large, older or run-down property, a building that is unusual or altered, or if you’re planning major works.
What it’s best for:
- older homes (period, early 20th century, or anything with “character”)
- properties that have been extended, converted, opened up, or heavily refurbished
- anything with warning signs (damp, cracking, roof concerns, patch repairs)
- buyers who want practical repair direction and a clearer risk picture
2) Inspection depth: how Level 3 typically goes further
Both surveys are visual and non-intrusive in the sense that surveyors won’t rip the property apart. However, Level 3 generally takes a more investigative approach, and RICS’ inspection scope examples show it.
Windows
- Level 2: includes opening windows only where permission/keys are available and it’s safe; sampling is typical.
- Level 3: the surveyor will attempt to open all windows where possible.
Roof space
- Level 2: surveyor enters the loft (where safe and reasonable) and visually inspects roof structure, focusing on vulnerable areas.
- Level 3: similar loft entry and inspection, but the guidance also notes small corners of insulation may be lifted (if safe) to identify thickness/type and underlying ceiling nature.
Floors and underfloor checks
- Level 2: won’t lift carpets/coverings; checks exposed surfaces; may check subfloor via accessible hatches using a limited “head and shoulders” inspection where appropriate.
- Level 3: may lift corners of loose, unfitted coverings where practicable; still non-intrusive but more thorough if underfloor areas can be safely entered/inspected.
Drainage inspection chambers
- Level 2: may lift accessible covers (where safe and without causing damage) and visually inspect chambers.
- Level 3: similar, but also aims to observe normal operation in everyday use where possible.
Services
Neither level “tests” services like an electrician or Gas Safe engineer would.
- Level 2: visually inspects service components that can be seen during the inspection.
- Level 3: services are observed in normal operation (still not tested) and the scope may include operating a sample of lights/extractors and asking the occupier to operate heating where safe and possible.
Grounds
- Level 2: a thorough inspection of grounds, noting limitations.
- Level 3: a comprehensive inspection, with a stronger emphasis on “following the trail” of suspected issues because external features can be costly and decision-changing.
3) Report differences: what you get back (and how usable it is)
Level 2 report output
RICS explains Level 2 gives more detailed information than Level 1, including ideas about future repairs or maintenance.
In practice, a good Level 2 report:
- highlights visible defects and risks
- explains why they matter
- offers sensible maintenance guidance
- is usually quicker to digest than Level 3
Level 3 report output
Level 3 is intended to provide deeper insight:
- materials and how the building is constructed
- defects plus remedial options and future maintenance considerations
RICS also notes a Level 3 report makes general recommendations on priority and likely timescales for work, and it could provide cost indications if agreed as an additional service.
If you want a report that helps you plan works and budget properly, Level 3 is usually the better fit.
4) Valuation: can Level 2 or Level 3 include one?
RICS states Level 2 can be arranged as:
- survey only, or
- survey + valuation (including a market valuation and an insurance reinstatement figure).
A valuation can also be offered as an extra service, but it’s important to confirm what’s included in the quote rather than assume.
5) Cost: why Level 3 is more expensive (and when it pays off)
RICS notes survey costs vary with property complexity and the level you choose, with Level 3 often at the higher end (and bespoke services potentially over £1,000).
Level 3 tends to cost more because:
- it generally takes longer on site
- it involves deeper analysis and more tailored commentary
- the report typically includes more detailed repair/maintenance guidance
Whether it’s “worth it” usually comes down to one question:
Would a hidden £10k–£30k issue meaningfully change your decision or budget?
If yes — the extra spend on Level 3 is often a sensible insurance policy.
6) Which should you choose? A simple decision guide
Choose Level 2 if most of these are true:
- conventional construction
- reasonable condition
- relatively modern / not heavily altered
- you want a clear condition snapshot and practical maintenance points
Choose Level 3 if any of these apply:
- older, larger, run-down, unusual, or altered property
- you’re planning major works
- you’ve seen warning signs (damp, cracking, roof issues, patch repairs)
- you want repair options, priorities and a clearer risk narrative
7) How to compare quotes properly (Level 2 vs Level 3)
When comparing survey quotes, don’t just compare price — compare scope and deliverables:
- Is the service clearly benchmarked to the RICS level? (RICS says services should be benchmarked against defined levels.)
- Will you get a follow-up call to discuss findings?
- Are photos included?
- Is valuation included (Level 2 can include valuation, but not always)?
- Will the surveyor attempt loft entry / open windows where safe and possible (access dependent)?
- What are the likely limitations (loft blocked, keys missing, roof not visible) and can you remove them before the inspection?
A great survey is one you can act on — not one that simply lists issues.
Want help choosing between Level 2 and Level 3 for your specific property?
Email mail@howorth.uk or call 07794 400 212. Share the property type and age (and whether it’s been extended/altered), and we’ll advise which survey level best fits your purchase — and how to make sure you get maximum value from it.