Level 2 or Level 3 Survey: Which Do You Actually Need?
By Edward Ellis, AssocRICS, MRPSA – Director, HMSA Property Services Limited
When buying a property, one of the first decisions is which type of survey to commission.
Most buyers have heard of a Level 2 Home Survey and a Level 3 Building Survey, but the differences are not always clear. Does an older property automatically require a Level 3 survey? Is a Level 2 sufficient for a flat? And is it worth paying more for the higher level of inspection?
The answer depends on the property, its construction, condition and the extent to which it has been altered.
What is a Level 2 Home Survey?
A RICS Level 2 Home Survey is generally suited to conventional properties of standard construction that appear to be in reasonable condition.
It provides an assessment of the property's condition, identifying significant defects, areas of concern and matters requiring repair, maintenance or further investigation.
The report uses condition ratings to distinguish between more serious issues and those that are less urgent.
For many conventional houses and purpose-built flats, a Level 2 survey can provide an appropriate level of advice without the additional detail of a Level 3.
When should you consider a Level 3 Building Survey?
A RICS Level 3 Home Survey, often referred to as a Building Survey, involves a more extensive inspection and provides greater detail about the property's construction, condition and defects.
It is particularly appropriate for older, substantially altered, unusually constructed or poorly maintained properties, and where major renovation is proposed.
The additional reporting considers the nature and implications of defects, potential repair options and the consequences of leaving problems unresolved.
This can be especially valuable where the property has a complicated history of alterations or where substantial expenditure may be required.
Does an older property automatically need a Level 3 survey?
Not necessarily.
Age is an important consideration, but it should not be the sole deciding factor.
For example, a relatively conventional 1930s house that has been well maintained and remains largely unaltered may be suitable for a Level 2 survey.
By contrast, a similar house that has been substantially extended, had its loft converted and undergone significant internal alterations may warrant a Level 3 survey.
The important distinction is not simply when the property was built, but how it has been constructed, altered and maintained.
What about converted flats?
London has a substantial number of flats created through the conversion of older houses.
These can present particular challenges. The accommodation may have been modernised, but the building itself may retain ageing roofs, original structural elements, older drainage arrangements or a history of alterations.
The condition of shared building elements and the legal responsibility for their maintenance can also be important considerations.
A Level 2 survey may be appropriate for some converted flats. However, where the building is unusually configured, substantially altered or showing signs of significant deterioration, the additional assessment provided by a Level 3 survey may be justified.
There is no single answer that applies to every converted flat.
A more detailed survey is not the same as an intrusive investigation
One point worth understanding is that a Level 3 survey does not mean walls are opened up, floor coverings lifted or concealed construction exposed as a matter of course.
Both levels are principally visual, non-destructive inspections, although the extent and detail of the inspection differ.
Where a defect cannot be properly assessed without specialist testing or opening-up, further investigation may still be recommended.
Choosing a Level 3 survey therefore provides greater depth of assessment, but it does not eliminate the limitations of inspecting an occupied building.
My approach to recommending a survey
I do not believe that every buyer needs a Level 3 survey, nor that the age of a property alone should determine the choice.
The starting point should be the property itself.
At HMSA Property Services, I consider the available property information, including its age, construction, layout, alterations and apparent condition, before advising which survey is likely to be most appropriate.
My objective is to provide a report that does more than identify defects. It should explain their significance, the potential implications for the buyer and the practical steps that should be considered before proceeding.
Where appropriate, my reports also include indicative repair-cost guidance for significant items, helping clients understand the possible financial implications.
Unsure which survey you need?
If you are buying a property in London or the surrounding Home Counties, I would be pleased to advise on the most appropriate survey.
Simply send me the property address and a link to the estate agent's particulars. I can review the available information and recommend whether a Level 2 or Level 3 survey is likely to be more suitable.
Edward Ellis, BA (Hons) MSC AssocRICS, MRPSA
RICS Registered Valuer | Director
HMSA Property Services Limited – Regulated by RICS
Email: info@hmsapropertyservices.com
Website: www.hmsapropertyservices.com