Level 2 or Level 3?
Both are RICS home surveys. The difference is how deep the inspection and the explanation go — and that should be decided by the property, not by the price list.
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| Feature | Level 2 | Level 2 + valuation | Level 3 |
|---|---|---|---|
| Best suited to | Conventional houses and flats in reasonable condition | The same, where you also want a value | Older, larger, altered or stone-built properties |
| Property age | Broadly post-1930 and well maintained | Broadly post-1930 | Any age, particularly pre-1930 |
| Property condition | Reasonable | Reasonable | Any, including poor |
| Level of detail | Condition-focused | Condition-focused, plus value | Detailed, element by element |
| Repair advice | What needs doing and how urgently | The same | Repairs, priorities and likely causes |
| Condition ratings | Yes | Yes | Yes, with fuller explanation |
| Valuation included | No | Yes | No — can be arranged separately |
| Rebuild cost | No | Yes | No |
| Unusual construction | Not suitable | Not suitable | Suitable |
Scroll the table sideways on a small screen to see all three columns.
A simple rule of thumb
Choose Level 2
A conventional house, reasonably modern, looks looked-after and hasn’t been messed about with. You want to know what needs attention. Level 2 details
Add the valuation
You want an independent figure to negotiate with, or you need a rebuild cost for insurance.
Choose Level 3
Older or stone-built, extended or converted, unusual, or something about it already concerns you. Level 3 details
The right survey for the property — not simply the most expensive one. If a Level 2 will do, I will tell you so.
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Still unsure? Call Nick.
Tell me the address and roughly when it was built. It takes two minutes to answer properly.