A Level 2 Survey and a Level 3 Survey are both RICS home surveys, but they’re designed for different property “risk levels” and give you different depths of detail.
Put simply:
- Level 2 is a thorough visual condition check for typical properties in reasonable condition, with clear ratings and practical guidance — but without detailed repair advice.
- Level 3 is the most comprehensive option — it goes further in explaining construction, identifying risks (including potential hidden defects), and setting out repair options, consequences, and priorities.
1) The biggest difference: depth of diagnosis and repair advice
Level 2: condition-focused, high-level guidance
Level 2 is designed to provide a professional, objective report on the condition of the main elements of the property and includes a more extensive visual inspection of the building, services and grounds — but it will not contain detailed advice on repairs.
You’ll typically get:
- condition ratings and priorities
- identification of visible defects and risks
- guidance on what to do next (including further investigations)
Level 3: deeper analysis + repair options and consequences
Level 3 is designed to go further: it explains how the property is built, how the materials are likely to perform, and it describes repair options, a repair timeline, and the consequences of not carrying out repairs.
This is why Level 3 is often preferred for older, more complex, altered, or visibly tired buildings.
2) The inspection: what “extra” Level 3 typically involves
Both surveys are still visual inspections, but Level 3 is broader and more detailed in what it considers and how it explains it.
RICS notes Level 3 includes:
- a longer and more detailed visual inspection of a wider range of issues
- a more thorough consideration of roof space, grounds and floors, and often more extensive roof space and drainage chamber inspection compared with Level 2.
Level 2 is still “more extensive” than a basic overview, but it’s fundamentally aimed at conventional properties where you want an informed overview rather than a deep technical narrative.
3) Hidden defects: how the two levels treat uncertainty
A key practical difference is how far the report goes in anticipating problems you can’t see on the day.
- Level 2 identifies visible defects and flags where further investigation is needed to avoid serious damage or safety issues.
- Level 3 is specifically described as covering visible defects and potential problems posed by hidden defects, and it tends to provide more explanation about risk and likely implications.
So if you’re buying something where surprises are more likely, Level 3 usually gives you better “what might be going on behind the scenes” context.
4) Which properties suit Level 2 vs Level 3?
Level 2 is usually ideal for:
RICS guidance positions Level 2 for buyers/sellers wanting more extensive info on a conventional house/flat/bungalow, built from common materials and in reasonable condition.
Typical examples:
- 1990s–present homes in decent order
- standard cavity-wall houses
- typical purpose-built flats (with the usual caveats about communal elements)
Level 3 is usually better for:
RICS and consumer guidance commonly point buyers toward Level 3 where properties are older, more complex, altered, or need a deeper look. Which? describes Level 3 as the most thorough, providing a comprehensive analysis of structure and condition.
Typical examples:
- older properties (Victorian/Edwardian and earlier)
- listed buildings or heritage construction
- properties with significant alterations (open-plan structural changes, major extensions)
- non-standard construction
- visibly run-down homes, or where you suspect damp/movement/roof issues
- where you plan major refurbishment (Level 3 helps you understand what you’re taking on)
5) Valuation: which levels can include it?
RICS sets out Level 2 as available with or without a valuation.
- Level 2 “Survey only”: no valuation
- Level 2 “Survey and Valuation”: includes market value and reinstatement cost
Valuations are not the defining difference between Level 2 and Level 3; the defining difference is the depth of inspection commentary and repair/technical detail. (If you need a valuation, it’s something to confirm when comparing quotes.)
6) The practical difference for you as a buyer
Level 2 tends to answer:
- “Are there any visible problems I should be worried about?”
- “What needs urgent attention?”
- “Do I need extra specialist checks before I proceed?”
Level 3 tends to answer:
- “How is this building put together and how will it behave?”
- “What repair routes are sensible and what happens if I don’t fix things?”
- “What risks might be hiding beneath finishes or within older construction?”
7) A simple “which should I choose?” rule of thumb
Choose Level 2 if:
- the property is fairly standard and looks in decent condition
- you want a strong overview with clear priorities
- you’re mainly managing purchase risk, not planning major works
Choose Level 3 if:
- the property is older, altered, unusual, or looks tired
- you want deeper guidance on repair options and consequences
- you want the most complete picture before committing
Want help choosing the right survey level?
Email mail@howorth.uk or call 07794 400 212 with the property age/type (house/flat, conversion or purpose-built) and any concerns (damp, cracking, roof condition, alterations). We’ll point you toward the most suitable option and make sure you’re comparing quotes like-for-like.