Choosing between a RICS Level 2 and Level 3 survey is one of the most important decisions when buying a property. This comprehensive guide explains the differences, helps you understand which survey type suits your property, and ensures you make an informed decision.
Understanding RICS Survey Levels
The Royal Institution of Chartered Surveyors (RICS) sets professional standards for property surveys across the UK. They recognize three main survey levels:
- RICS Level 1 - Condition Report (basic, rarely used)
- RICS Level 2 - Homebuyer Survey (most popular)
- RICS Level 3 - Building Survey (most comprehensive)
This article focuses on Level 2 and Level 3 surveys as these are the most relevant for property buyers in Milton Keynes and the surrounding area.
RICS Level 2 Homebuyer Survey: Complete Overview
The RICS Level 2 homebuyer survey (formerly called the RICS Homebuyer Report) is the most popular survey choice for conventional residential properties built within the last 150 years and in reasonable condition.
What's Included in a Level 2 Survey?
- Traffic-light rating system - Easy-to-understand color coding (green, amber, red)
- Condition assessment - All major property elements inspected
- Defect identification - Issues requiring attention highlighted
- Urgent repairs - Problems needing immediate action flagged
- Legal issues - Rights of way, boundaries, disputes noted
- Market valuation - Professional assessment of property value
- Insurance reinstatement - Rebuild cost for insurance purposes
- Maintenance advice - Guidance on upkeep and repairs
What a Level 2 Survey Covers:
External elements:
- Roofs (tiles, chimneys, guttering)
- Walls and external surfaces
- Windows and doors
- Drainage (visible parts)
- Boundaries and outbuildings
Internal elements:
- Walls, floors, and ceilings
- Damp and moisture issues
- Timber defects (rot, infestation)
- Services (visible plumbing, heating, electrics)
- Insulation and ventilation
✓ Advantages of Level 2
- ✓ More affordable than Level 3
- ✓ Suitable for most properties
- ✓ Easy-to-understand format
- ✓ Includes market valuation
- ✓ Faster inspection time
- ✓ Identifies major defects
✗ Limitations of Level 2
- ✗ Less detailed than Level 3
- ✗ Not suitable for older properties
- ✗ Limited technical descriptions
- ✗ May miss hidden issues
- ✗ Basic repair advice only
Best For:
- Conventional properties built after 1900
- Properties in reasonable condition
- Standard construction methods
- No major alterations or extensions
- First-time buyers on a budget
Typical Level 2 Survey Costs:
- Properties up to £200,000: £450-£550
- Properties £200,000-£400,000: £550-£750
- Properties over £400,000: £750+
RICS Level 3 Building Survey: Complete Overview
The RICS Level 3 building survey (formerly called a Full Structural Survey) is the most comprehensive survey available. It provides detailed technical information about the property's construction, condition, and defects.
What's Included in a Level 3 Survey?
- Comprehensive structural analysis - Detailed assessment of all elements
- Technical descriptions - Construction methods and materials explained
- Defect analysis - Causes, implications, and repair methods detailed
- Repair specifications - Detailed guidance on necessary work
- Cost estimates - Approximate repair costs provided
- Maintenance planning - Long-term upkeep requirements
- Building regulations - Compliance issues highlighted
- Alterations assessment - Previous work evaluated
What Makes Level 3 More Detailed?
A Level 3 surveyor spends significantly more time inspecting the property (4-8 hours vs 2-4 hours for Level 2) and provides:
- More thorough inspection - Every accessible area examined in detail
- Technical descriptions - Construction methods fully explained
- Root cause analysis - Why problems exist, not just that they do
- Repair priorities - Urgent vs. long-term maintenance clearly defined
- Cost implications - Better understanding of financial requirements
- Future planning - Advice on managing the property long-term
✓ Advantages of Level 3
- ✓ Most comprehensive survey
- ✓ Detailed technical information
- ✓ Suitable for all property types
- ✓ Identifies hidden problems
- ✓ Detailed repair specifications
- ✓ Long-term maintenance planning
✗ Considerations for Level 3
- ✗ More expensive than Level 2
- ✗ Takes longer to complete
- ✗ More technical report
- ✗ May be overkill for newer properties
Best For:
- Properties built before 1950 (Victorian, Edwardian, Georgian)
- Large or unusual properties
- Properties in poor or neglected condition
- Properties with significant alterations
- Unusual construction (timber frame, thatch, listed buildings)
- If you're planning major renovation
Typical Level 3 Survey Costs:
- Properties up to £200,000: £650-£850
- Properties £200,000-£400,000: £850-£1,200
- Properties over £400,000: £1,200-£2,000+
Side-by-Side Comparison
| Feature | Level 2 Survey | Level 3 Survey |
|---|---|---|
| Report Format | Traffic-light ratings + summary | Detailed technical descriptions |
| Inspection Time | 2-4 hours | 4-8 hours |
| Report Length | 15-30 pages typically | 30-60+ pages typically |
| Defect Detail | Identifies issues | Analyzes causes + solutions |
| Repair Advice | General guidance | Detailed specifications |
| Cost Estimates | Limited | Detailed |
| Valuation Included | Yes (optional) | Optional add-on |
| Average Cost | £450-£750 | £650-£1,500+ |
Decision Guide: Which Survey Do You Need?
Choose Level 2 If:
- ✓ Property built after 1900
- ✓ Standard construction (brick/block)
- ✓ Good overall condition
- ✓ No major alterations
- ✓ You need a market valuation
- ✓ Budget is a concern
Choose Level 3 If:
- ✓ Property built before 1950
- ✓ Unusual or large property
- ✓ Poor condition or neglected
- ✓ Significant alterations visible
- ✓ Listed or period property
- ✓ Planning major renovations
- ✓ Want maximum detail and peace of mind
Real Examples from Milton Keynes
Example 1: Modern Estate Property
Property: 3-bed semi-detached, built 1995, £285,000
Recommendation: Level 2 Survey
Result: Survey identified minor roof repairs (£800) and damp in bathroom (£1,200). Buyer negotiated £2,000 off purchase price.
Example 2: Victorian Terrace
Property: 2-bed terrace, built 1890, £220,000
Recommendation: Level 3 Survey
Result: Survey revealed subsidence, underpinning needed (£15,000+), original sash windows failing (£8,000). Buyer withdrew from purchase, avoiding major financial loss.
Example 3: Extended Property
Property: 4-bed detached with rear extension, built 1960, £385,000
Recommendation: Level 3 Survey
Result: Extension had no building regulations approval. Detailed survey provided evidence for retrospective approval application. Buyer proceeded with indemnity insurance.
Common Questions About Survey Levels
Can I upgrade from Level 2 to Level 3 after seeing the initial report?
Yes, if your Level 2 survey identifies concerns, you can commission a Level 3 survey or specific defect investigation. However, this costs more than having Level 3 initially.
Does a Level 3 survey take longer to arrange?
Not necessarily. Most chartered surveyors can arrange either survey within 3-5 working days. The inspection itself takes longer, but scheduling is similar.
Will a Level 3 survey find everything?
No survey can find hidden defects behind walls, under floors, or in inaccessible areas. However, Level 3 provides the most thorough assessment possible of visible and accessible areas.
Do I need a survey for a new build?
New builds warrant a snagging survey rather than Level 2 or 3. However, if buying a property a few years old, a Level 2 survey is appropriate.
Can I attend the survey?
While you typically can't follow the surveyor during inspection, many are happy to meet briefly at the end to discuss any major concerns, especially for Level 3 surveys.
Making Your Decision
The choice between Level 2 and Level 3 ultimately depends on:
- Property characteristics - Age, type, condition, alterations
- Your budget - Both for the survey and potential repairs
- Your risk tolerance - How much detail you need for peace of mind
- Your plans - Renovation plans may warrant more detail
💡 Expert Tip: When in doubt, choose Level 3. The additional cost (£200-£500 typically) is minimal compared to the potential cost of undiscovered defects. A Level 3 survey could save you tens of thousands of pounds.
How Milton Keynes Surveyor Can Help
Our team of RICS chartered surveyors has extensive experience conducting both Level 2 and Level 3 surveys across Milton Keynes and the surrounding area. We can:
- Advise which survey level suits your property
- Provide transparent, competitive pricing
- Deliver comprehensive reports within 48 hours
- Discuss findings and answer your questions
- Help you make an informed decision about your purchase
Not Sure Which Survey You Need?
Speak to our experienced surveyors for free, no-obligation advice on the right survey for your property.
Get Free Advice & QuoteConclusion
Both RICS Level 2 and Level 3 surveys serve important purposes in the property buying process. Level 2 provides excellent value for standard properties, while Level 3 offers unparalleled detail for older, altered, or unusual properties.
The survey you choose could be the difference between a sound investment and a costly mistake. Take time to assess your property's characteristics and choose the survey level that provides the information and peace of mind you need.
Ready to book your survey? Our independent chartered surveyors are here to help. Contact us today for expert advice and a free quote.
← Back to Blog