Level 2 generally suits conventional property in reasonable condition with a simple form and layout. Level 3 provides a more extensive survey for larger, older, altered or unusual buildings, and where major works are planned. Agree the level and scope for the actual property before instructing.
RICS surveys come in three levels - and most buyers face a choice between Level 2 and Level 3
The Royal Institution of Chartered Surveyors defines three Home Survey levels. Level 1 is the simplest, suited to conventional modern property in good condition. Level 2 - the HomeBuyer Survey - is the most commonly instructed level for typical modern and post-war housing. Level 3 - the Building Survey - is the most detailed inspection, suited to older, larger, altered, listed or unusual property.
For most London buyers, the live question is Level 2 versus Level 3. A Level 1 is rarely the right choice in London given the prevalence of period property; a Level 3 is sometimes regarded as 'belt and braces' when a Level 2 would suffice. Choosing the wrong level can cost money in two directions - paying too much for a survey you don't need, or paying too little and missing issues that cost more later.
What a RICS Level 2 HomeBuyer Survey covers
A Level 2 inspection is non-intrusive: the surveyor looks at the property's visible elements - walls, roofs, ceilings, windows, services - and reports condition using a traffic-light system. The report identifies significant defects but does not include detailed remedial advice or cost guidance.
Suitability depends on construction, condition, layout and alterations rather than a fixed age cut-off. Confirm the inspection arrangements and when the written report will be issued before you instruct.
A Level 2 survey remains a visual inspection with access and safety limits. Concealed areas normally opened or used by occupiers can be inspected where safe, including accessible roof spaces, basements and cellars. This is not an invasive investigation.
What a RICS Level 3 Building Survey adds
Level 3 provides a more extensive visual inspection and fuller construction, defect and repair advice. The inspection of roof spaces, basements and other normally accessible areas depends on safe access, and services are not tested. Agree access, the scope and report delivery arrangements before the visit.
Level 3 reports include views on construction (solid-wall vs cavity, foundation type, roof construction), comments on environmental performance, more developed defect commentary, and broad remedial advice. Where the surveyor recommends specialist follow-up (damp, timber, structural engineer), they will say so explicitly.
Level 3 is generally suited to larger, older, run-down, altered or unusually constructed property and where major works are planned. The instruction should reflect the particular building and its accessible parts rather than a fixed construction-date rule.
When to choose Level 2 vs Level 3 - by property type
1930s-1980s semi-detached or terraced houses in clearly good condition: Level 2 is usually adequate. The construction is well-understood, the building stock is consistent, and a Level 2 will pick up the typical issues (cavity wall tie age, flat-roof condition, boiler service status).
Victorian or Edwardian London terraces: usually Level 3. These properties are commonly altered (rear extensions, loft conversions, basement works), often have solid-wall construction with damp implications, and frequently show some movement or settlement.
For listed or historic buildings, choose a surveyor with suitable experience and agree a scope that reflects historic fabric and any proposed works. Conservation-area designation alone does not determine the survey level: construction, condition, alterations and your plans still matter, while planning controls need a separate check with the local authority.
A conventional purpose-built flat in reasonable condition may suit Level 2; an older or altered flat may need Level 3. The scope should identify which accessible parts of the wider building are included. Any required EWS1 or FRAEW work needs a separate specialist scope; it is not implied by the flat survey.
Significant intended works post-purchase: Level 3, paired with separate specialist input. The combination of Level 3 survey, specialist damp / timber report and structural engineer consultation is often the most cost-effective way to plan a major refurbishment.
Buying a flat: agree the inspection boundary
For a flat, note whether the building is purpose-built or converted, its alterations, visible condition and known roof, damp or movement concerns. A conventional flat in reasonable condition may suit Level 2; older, altered or more complex flats may need Level 3.
Before booking, ask which accessible common parts, roof areas and external walls are included, who can provide access and which areas are outside the instruction. A flat survey does not automatically provide access to other homes, every shared element or concealed parts.
Send available repair records, previous reports, drawings and approval documents for the surveyor to consider alongside the inspection. If wider block condition matters, ask whether further records, specialist advice or a separate building condition survey are needed. Use the agreed scope, rather than the label alone, to understand what the report will and will not resolve.
Which survey level does your property need?
The RICS Home Survey Standard sets three levels of home survey. Most buyers choose between RICS Level 2 Home Survey (the HomeBuyer level) and RICS Level 3 Building Survey. This free chooser walks through the same factors our surveyors weigh — age, alterations, construction, condition and your plans — and suggests the proportionate level. It runs entirely in your browser and asks for no personal details.
What to look for in the surveyor regardless of level
The level matters less than the surveyor's competence and local knowledge. Look for: RICS regulation (the firm and individual), MRICS or FRICS qualification, demonstrable experience with your property type and location, professional indemnity insurance, and a clear scope of work in writing before the survey.
For period London property, a surveyor who knows the local building stock will spot patterns a generic surveyor might miss: which streets have known foundation issues, which conservation areas have specific consent histories, which decades had common construction defects (1960s-70s cavity wall tie failure, 1980s wall ties in coastal areas, etc.).
Ask about turnaround time, what's in scope, what isn't, what additional specialists they might recommend, and what their typical follow-up is if the report identifies issues. A surveyor who can answer those questions clearly is usually the right pick at either level.
Questions visitors commonly ask
Can I downgrade from Level 3 to Level 2 to save money?
Yes, if the property genuinely doesn't warrant Level 3. But if the surveyor recommends Level 3 based on what they've seen, downgrading is usually a false economy - you're saving the survey-fee difference but accepting more risk on the purchase decision itself. Our survey level chooser walks through the same factors in six quick questions.
What does a Level 2 cost in London versus a Level 3?
Our current indicative London fees are £750–£900 plus VAT for a standard Level 2 flat and £750–£1,100 plus VAT for a Level 2 house. Level 3 Building Survey fees are £950–£2,000 plus VAT. We confirm a fixed written quote after scoping the building and brief; see our building survey cost guide.
Is the report transferable if the sale falls through and I buy a different property?
No. Each survey is specific to the property inspected. If your purchase falls through and you buy a different property, you'll need a new survey for the new property.
Should I be in the property during the survey?
Surveyors generally prefer not to have buyers present so they can focus. You can request a 10-15 minute discussion at the end of the inspection for the surveyor to walk you through observations - many surveyors will accommodate this.
Where this usually links to live instructions
RICS Home Surveys London
RICS Level 2 home surveys across London.
View RICS Home Surveys LondonBuilding Condition Surveys
Detailed condition reports for ownership, acquisition and maintenance planning.
View Building Condition SurveysBuilding Pathology & Defect Surveys
Forensic defect diagnosis where a survey has flagged something that needs deeper investigation.
View Building Pathology & Defect SurveysResidential Property
Surveying and advisory services for private homeowners across London.
View Residential PropertyLevel 3 case study: Belsize Park townhouse
Real Level 3 purchase survey with drone roof inspection in NW3.
Read case studyPrimary sources and further reading
Links checked 18 July 2026. These primary and professional sources provide general context; they do not confirm how the guide applies to a particular building or appointment.
Continue this topic
Building Surveys & Defects topic hub
RICS Home Surveys
Specialist review still required
A residential surveyor should confirm that the level descriptions and property-suitability wording remain aligned with the applicable RICS standard.
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Savas Bulduk
Director and Chartered Building Surveyor.
Writes on Building surveying, Fire safety and facade, External wall systems, Technical due diligence, Contract administration. See the full team profile.