Guide
Level 2 vs Level 3 survey: which should you choose?
The difference between a HomeBuyer Survey and a Building Survey, which North East property types need which, and what the extra fee actually buys.
By Dave Lovatt MRICS MCIOB MQSi · Chartered Surveyor & Quantity Surveyor
This is the question we are asked most. The short answer: a Level 2 tells you what is wrong; a Level 3 also tells you why, how to fix it and what happens if you don't. The long answer depends on the house.
What a Level 2 HomeBuyer Survey does
The Level 2 is a thorough inspection of everything visible and safely accessible, with a condition rating and a description of any defect for each element, advice on what to do about it, and a list of matters for your conveyancer. It is designed for conventional property in reasonable condition — and for that property it is exactly right. It does not describe construction in detail, does not investigate the cause of defects and does not set out repair options.
What a Level 3 Building Survey adds
- A detailed description of how the building is constructed, element by element
- The cause of each defect, not just its existence
- Repair options, and the consequences of not repairing
- Closer inspection: roof void in detail, moisture and timber readings, opened hatches and accessible voids
- More time on site — usually half a day rather than two or three hours
- Optional schedule of recommended works, which with our repair cost estimate becomes a renovation budget
When a Level 3 is the right call
In our experience across the North East, the property types where a Level 2 tends to run out of road are: Victorian and Edwardian terraces and villas (Jesmond, Heaton, Low Fell, Whitley Bay); stone-built houses and cottages (Morpeth, Hexham, rural Northumberland and Durham); listed and conservation-area property; anything heavily extended or converted; farmhouses and steadings; and any property you intend to renovate substantially. For these the additional fee is small against the cost of the questions a Level 2 leaves unanswered.
When a Level 2 is enough
Inter-war and post-war semis, bungalows and terraces; purpose-built flats; 1960s–1990s estate housing; and modern homes in good order. Most of Gosforth's Garden Village, Kenton, Forest Hall, Whickham, Cramlington and Ponteland fall here.
Cost comparison
| Property band | Level 2 | Level 3 | Difference |
|---|---|---|---|
| £200,000–£350,000 / 3 bed | £475 | £850 | £375 |
| £350,000–£500,000 / 4 bed | £575 | £950 | £375 |
| £500,000–£750,000 / 5 bed | £675 | £1,100 | £425 |
| Over £1m / 7+ bed | £925 | £1,550 | £625 |
Plus VAT. See the full fee schedule.
A useful test. If a single defect the Level 2 could not fully explain would cost more than the difference in fee, instruct the Level 3. On period property that is almost always the case.
Unsure? Send us the listing and we will recommend a level with a fixed fee for each.
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