Guide
Which home survey do I need?
Level 1, Level 2 or Level 3 — and with or without repair costs. A chartered surveyor's plain-English guide for North East buyers.
By Dave Lovatt MRICS MCIOB MQSi · Chartered Surveyor & Quantity Surveyor
RICS defines three levels of home survey. Buyers often choose on price alone, which is the wrong way round: the right level depends on the property's age, construction, condition and what you intend to do with it. This guide sets out how we advise North East buyers.
The three levels at a glance
| Level 1 | Level 2 | Level 3 | |
|---|---|---|---|
| RICS name | Condition Report | HomeBuyer Survey (formerly HomeBuyer Report) | Building Survey (formerly “full structural survey”) |
| Best for | Modern homes and flats in good order | Conventional houses, bungalows and flats in reasonable condition | Period, stone, listed, extended, altered, poor-condition or unusual property |
| Condition ratings | Yes | Yes | Yes |
| Defects explained | Identified only | Yes | Yes, with cause |
| Repair advice | No | Yes | Options and consequences |
| Roof void / accessible areas | Visual from hatch | Inspected where safe | Inspected in detail |
| Time on site | 1–2 hours | 2–3 hours | Half a day or more |
| Fee from (+ VAT) | £295 | £425 | £775 |
| Repair cost estimates add-on | £125 | £175 | £250 |
Choose a Level 1 if…
The property is a modern (roughly post-1980) house or flat, conventionally built, apparently in good order, and you simply want an independent chartered surveyor to confirm there is nothing you have missed before you exchange. Level 1 is also a proportionate choice for a new build alongside the warranty.
Choose a Level 2 if…
The property is a conventional inter-war or post-war house, bungalow or flat in reasonable condition — which describes most of the housing in Newcastle, North Tyneside, Gateshead and south-east Northumberland. The Level 2 explains defects and tells you what to do about them, and with repair cost estimates added it tells you what they should cost.
Choose a Level 3 if…
Any of the following apply: the property is pre-1900 or Victorian; it is stone-built; it is listed or in a conservation area; it has been extended, converted or significantly altered; it is visibly in poor condition; it is unusual in construction (timber frame, non-traditional, thatch, flat roofs throughout); or you intend to renovate it substantially. In the North East that covers Jesmond villas, Morpeth and Hexham sandstone, Northumberland farmhouses and much of the colliery-era stock in Durham.
Our rule. If we think a property needs a higher level than you have asked for, we tell you before you pay. If we think a lower level is proportionate, we tell you that too.
With or without costs?
Any level can be instructed with or without a repair cost estimate. Our advice is simple: if the property is older than about 30 years, or if you expect to negotiate on price, the add-on almost always pays for itself. How repair cost estimates work.
Still not sure?
Send us the listing. We will tell you which level we would instruct if we were buying it, and why — with a fixed fee for each. Get a fixed quote.
Questions
Can I upgrade from a Level 2 to a Level 3 after instructing?
Yes. If the property turns out to warrant a Level 3 we will say so before or during the inspection and quote the difference.
Is a Level 3 always better?
It is always more detailed, but for a modern home in good order it is more than you need and costs more than it saves. The right level is the one proportionate to the property and your plans for it.
Does a new build need a survey?
A professional snagging inspection or a Level 1 or 2 survey is sensible even with an NHBC warranty — warranties cover defects, not the effort of finding and proving them.
Get an instant estimate.
Enter the postcode, property details and asking price and see your survey fee in seconds — then we confirm it as a fixed fee in writing within one working day.
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