Level 2 vs Level 3 Survey Chooser

RICS Home Survey Tool

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.

1. How old is the property?

Built in roughly the last 30 yearsBetween the wars and the 1980sVictorian, Edwardian or older (pre-1930)

2. Has it been extended, converted into flats, or structurally altered?

No — largely as originally builtYes — extended, converted or significantly altered

3. How is it built?

Conventional brick or masonryUnusual, large, complex or non-standard (timber frame, concrete, steel frame, thatch)

4. What condition does it appear to be in?

Well maintained, no obvious problemsMinor issues only — some damp or small leaksSigns of structural cracking or movementVisibly run-down or in poor condition

5. Are you planning work after purchase?

No major work plannedYes — major refurbishment or structural works

6. Is it listed or in a conservation area?

NoYes — listed or in a conservation area

Indicative only, based on the RICS Home Survey Standard. The right level depends on the specific property; we confirm the most suitable survey before quoting. Read the official RICS Home Survey Standard.

How to read the result

When each level is the proportionate choice

Level 2 is usually enough	Step up to Level 3 when
Modern or conventionally built	Older, listed or visibly poor condition
Appears in reasonable condition	Extended, converted or significantly altered
Typical flat, maisonette or house	Signs of damp, cracking, movement or leaks
No major alteration history apparent	Unusual, large, complex or non-standard construction
No major refurbishment planned	Major refurbishment or structural works planned

Source: the criteria on our RICS Home Surveys and Level 3 Building Survey pages, which follow the RICS Home Survey Standard.

Get Started

Not sure the tool got it right?

Send the property address or listing link and we'll confirm the most suitable survey level before quoting.

Prefer to talk it through first? Call 020 7101 4590.

Level 3 Building Survey Level 2 Home Survey

FAQs

Common questions about survey levels

Is this chooser a substitute for professional advice?

No. It is an indicative guide based on the RICS Home Survey Standard. The most suitable survey level depends on the specific property, and we confirm it before quoting.

What is the difference between a Level 2 and a Level 3 survey?

A Level 2 (HomeBuyer) survey is a mid-level report suited to conventional properties in reasonable condition, using concise condition ratings. A Level 3 Building Survey is significantly more detailed: it examines the construction and fabric in depth, explains the likely cause of defects and gives tailored repair guidance.

Which properties usually need a Level 3 survey?

Older, listed, extended, converted, non-standard or run-down properties, and cases where you plan major works after purchase, are the situations a Level 3 survey is designed for.

Do you carry out both levels in London?

Yes. We provide RICS Level 2 Home Surveys and Level 3 Building Surveys across London and confirm the proportionate level for your property before quoting.