Understanding the Difference Between Level 2 and Level 3 Surveys
When purchasing a property in London, selecting the right type of home survey is crucial. It ensures you understand the condition of the building and helps you avoid expensive surprises after the sale.
The two most common types of surveys provided by RICS-qualified surveyors are the Level 2 Home Buyers Survey and the Level 3 Building Survey.
Each is suited to different types of properties — and knowing which one to choose depends on what you're buying, where it is, and what your plans are for the property.
What Is a Level 2 Home Buyers Survey?
A Level 2 Survey (also called a Home Buyers Report) is a mid-level survey suitable for conventional properties in reasonable condition.
It includes:
A visual inspection of all accessible areas
Assessments of the roof, walls, floors, doors, windows, and ceilings
Checks for obvious signs of damp, rot, or structural movement
A traffic light system to flag areas of concern
A summary of risks, maintenance issues, and potential repairs
Advice on legal matters that your solicitor should check
This survey is ideal for:
Modern or post-1900s homes
Flats and houses in seemingly good condition
Buyers who want peace of mind without unnecessary cost
However, a Level 2 report will not include invasive inspections. If damp or structural concerns are suspected, the report will recommend further specialist surveys.
What Is a Level 3 Building Survey?
A Level 3 Building Survey is the most comprehensive inspection available. It provides an in-depth analysis of a property’s structure and condition — making it essential for older, larger, or more complex buildings.
It includes everything from a Level 2 survey, plus:
A detailed review of the building’s structure and fabric
Inspection of hidden areas, such as under floorboards and inside the roof space
Analysis of defects, potential causes, and likely consequences
Advice on repair options and estimated timescales
A longer, more technical written report tailored to the specific property
Choose a Level 3 Building Survey if:
You’re buying a Victorian or Edwardian property in areas like Hackney, Camden, Islington, or Southwark
The property has been extended or altered
You’re planning major renovations
You want the most thorough due diligence possible
Key Differences at a Glance
Feature | Level 2 Survey | Level 3 Survey |
Property Type | Conventional, modern | Older, altered, or unusual |
Depth of Inspection | Surface-level visual checks | In-depth, includes hidden areas |
Damp Identification | Moisture readings only | Detailed analysis of causes |
Structural Advice | Limited | Full diagnostic commentary |
Roof, Loft, Subfloor Access | No | Yes, if accessible |
Report Detail | Concise summary | Detailed written report with options |
Cost | Lower | Higher, but more comprehensive |
Why Damp Problems Often Need Further Investigation
Both Level 2 and Level 3 surveys will attempt to identify signs of damp. However, neither replaces a dedicated damp survey.
A typical Home Buyers Survey might say:
"High moisture levels detected at lower ground level – specialist damp survey recommended."
To understand the cause, extent, and remedy, we recommend a professional damp survey alongside either a Level 2 or Level 3 inspection — particularly in boroughs with older housing stock like Lewisham, Hackney, and Camden.
Our damp surveys include diagnostic testing, thermal imaging, and a full written report — helping buyers understand the real impact and cost of moisture issues before they commit to the purchase.
Do You Need Both?
In some cases, yes.
For example:
You may opt for a Level 2 Survey, and it flags possible structural movement or damp.
You then book a damp survey or structural engineer report to dig deeper.
Alternatively, if you choose a Level 3 Survey from the start, you're more likely to get a complete picture — especially if you're buying a Victorian terrace in Islington or a converted flat in Camden.
We offer both survey types, and can advise which is appropriate based on your property type, location, and purchase goals.
Book the Right Survey for Your London Property
We provide both Level 2 Home Buyers Surveys and Level 3 Building Surveys across London — including Hackney, Islington, Lewisham, Southwark, and surrounding areas.
Our surveyors are fully qualified, independent, and focused on protecting your investment.
Need help deciding? We’re happy to advise on the most suitable option for your property — and offer combined damp and building surveys where appropriate.
Book Your Survey Today Make an informed decision with confidence.