Level 2 vs Level 3 Survey: Which One Do You Need When Buying a Home?

When purchasing a property in the UK, you need to understand its condition before making such a significant investment. Two common types of surveys that homebuyers often consider are the Level 2 Survey (formerly known as a HomeBuyer Report) and the Level 3 Survey (previously called a Building Survey or Full Structural Survey). This article will explore the differences between these two surveys, helping you make an informed decision about which one is right for your property purchase in answer to the question, “What Survey Do You Need?”

Understanding Property Surveys

Before going into the specifics of Level 2 and Level 3 surveys, you should understand what a property survey is and why it's essential.

A property survey is a detailed inspection of a building's condition, carried out by a qualified surveyor. The purpose is to identify any issues or potential problems with the property, which can help buyers:

• make an informed decision about their purchase;
• negotiate the purchase price based on the survey findings;
• plan for future maintenance or repairs; and
• avoid unexpected costs after moving in.

At Survey Merchant, we work with a panel of experienced surveyors across the UK, including major cities like London, Birmingham, Manchester, Cardiff, and Dublin. Our surveyors are well-versed in both Level 2 and Level 3 surveys, ensuring you receive expert advice tailored to your specific needs.

‍Level 2 Survey: An Overview

‍The Level 2 Survey, also known as a HomeBuyer Report, is a mid-range survey option suitable for most conventional properties in reasonable condition.

‍Key Features of a Level 2 Survey:

‍The following are key features of a Level 2 HomeBuyer report:

• Non-invasive inspection: the surveyor doesn't look behind furniture or lift floorboards
• Traffic light ratings: issues are categorised using a clear, colour-coded system
• Focus on significant issues: highlights major problems that may affect the property's value
• Valuation: often includes a market valuation and rebuilding cost for insurance purposes
• Standardised format: follows a set structure, making it easy to read and understand

When to Choose a Level 2 Survey:

‍You may want to select a Home Buyer Survey if the following apply:

• For conventional properties built within the last 100 years
• If the property appears to be in reasonable condition
• When you're not planning major works or renovations
• If you want a general overview of the property's condition

Level 3 Survey: An In-Depth Examination

‍The Level 3 Survey, formerly known as a Full Building Survey or Full Structural Survey, is the most comprehensive property survey available. This article also explains What is a Level 3 Survey?

‍Key Features of a Level 3 Survey:

‍The key features of a Level 3 Full Building Survey are as follows:

• Thorough inspection: includes looking in the loft, behind walls, and under floorboards where possible
• Detailed report: provides an in-depth analysis of the property's condition
• Technical information: includes details about construction methods and materials used
• Future considerations: offers advice on potential issues and maintenance requirements
• Tailored approach: the survey is adapted to the specific property and client needs

When to Choose a Level 3 Survey:

‍You may want to select a Level 3 Survey if the following apply:

• For older properties (over 100 years old) or ones which are bigger and more expensive
• If the building has unusual features or construction methods
• When the property has already undergone significant alterations
• If you're planning major renovations or structural changes
• For properties in obvious need of repair or renovation

Comparing Level 2 and Level 3 Surveys

‍To help you better understand the differences between these two survey types, here's a comparison table:

‍

This is comparable to the Survey Pricing set by most surveying firms.

‍Factors to Consider When Choosing Between Level 2 and Level 3 Surveys

‍When deciding which survey to opt for, consider the following factors:

1. Age of the property: older properties generally benefit from a more thorough Level 3 survey.
2. Condition of the property: if the property appears to be in poor condition or has obvious issues, a Level 3 survey may be more appropriate.
3. Planned renovations: if you're considering major works, a Level 3 survey can provide valuable information to inform your plans.
4. Budget: Level 3 surveys are slightly more expensive, so consider your budget constraints, although the difference usually between £100-200.
5. Property value: for high-value properties, the extra cost of a Level 3 survey may be justified for the additional peace of mind.
6. Location: properties in certain areas may be more prone to specific issues (e.g. subsidence in London clay soil areas), which might warrant a more detailed survey.

The Survey Process: What to Expect

‍Regardless of whether you choose a Level 2 or Level 3 survey, the process typically follows these steps:

1. Booking the survey: contact Survey Merchant to arrange your survey. We'll match you with an appropriate surveyor based on your location and requirements.
2. Pre-survey preparation: the surveyor may ask for additional information about the property or any specific concerns you have.
3. On-site inspection: the surveyor will visit the property to conduct the inspection. This typically takes 2-4 hours for a Level 2 survey and 3-4 hours for a Level 3 survey.
4. Report preparation: the surveyor will compile their findings into a detailed report. This usually takes 3-5 working days.
5. Report delivery: you will receive the completed report, typically via email.
6. Follow-up: if you have any questions about the report, you can usually contact the surveyor for clarification.

Understanding Survey Results

‍Both Level 2 and Level 3 surveys will highlight any issues found during the inspection. However, each report presents this information differently:

‍Level 2 Survey Results:

• Uses a traffic light system to categorise issues:
  
  • Red: Serious issues that need urgent attention
  • Amber: Issues that need addressing but are not urgent
  • Green: No significant problems identified
• Provides a summary of risks to the building, grounds, and people
• Includes a valuation and rebuilding cost for insurance purposes

Level 3 Survey Results:

• Offers a detailed description of each element of the property
• Provides technical information about construction and materials
• Includes photographs to illustrate key points
• Offers advice on repairs and maintenance
• May include cost estimates for necessary work if required (usually a separate service)

Case Studies: When to Choose Each Survey Type

‍To illustrate when each survey type might be appropriate, consider these case studies:

‍Case Study 1: Modern Flat in Manchester

Property: a 10-year-old flat in a purpose-built block in Manchester city centre 

‍Buyer's situation: First-time buyer with limited knowledge of property

Recommended survey: Level 2 Survey

‍Rationale: the property is relatively new and in a modern building. A Level 2 survey would provide sufficient information about the flat's condition and highlight any significant issues without the unnecessary depth of a Level 3 survey.

‍Case Study 2: Victorian Terrace in London

Property: a 150-year-old terraced house in North London 

‍Buyer's situation: Experienced homeowner planning to renovate 

‍Recommended survey: Level 3 Survey

‍Rationale: given the age of the property and the buyer's renovation plans, a Level 3 survey would provide the in-depth information needed. It could identify potential issues common in Victorian properties (e.g. damp, timber decay) and offer valuable insights for the planned renovations.

The Importance of Using a Qualified Surveyor

‍Regardless of whether you opt for a Level 2 or Level 3 survey, it's crucial to use a qualified and experienced surveyor. At Survey Merchant, we work with a panel of surveyors who are:

• Chartered: our surveyors are members of professional bodies such as RICS (Royal Institution of Chartered Surveyors), Chartered Institute of Building (CIOB) or Residential Property Surveyors Association (RPSA)
• Experienced: they have extensive knowledge of local property types and common issues
• Insured: all the surveyors carry professional indemnity insurance for guarantee.

Conclusion: Making Your Decision

‍Choosing between a Level 2 and Level 3 survey depends on various factors, including the property type, its condition, your plans for the property, and your budget. Here's a quick summary to help you decide:

• Choose a Level 2 Survey if:
  
  • The property is relatively modern (less than 100 years old)
  • It appears to be in good condition
  • You're not planning major renovations
  • You want a general overview and valuation
• Choose a Level 3 Survey if:
  
  • The property is old (over 100 years) or higher value
  • It's in obvious need of repair or renovation
  • You're planning significant alterations
  • The building has unusual features or construction methods

Remember, a thorough survey can save you money in the long run by identifying issues early and helping you make an informed decision about your property purchase.

At Survey Merchant, we're here to help you navigate the survey process. Our team can guide you in choosing the right survey type and connect you with experienced surveyors across the UK. Whether you're buying in London, Birmingham, Manchester, or any other major city, we can provide the expertise you need for a confident property purchase.T

o get started with your property survey, contact us today for a quote or to discuss your specific requirements. If you have already commissioned an inspection, you may be interested to know What to do after a Bad Report on Building Survey?