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Home Surveys: Level 2 & Level 3
Before you exchange, an independent survey of the property's condition, carried out in accordance with the RICS Home Survey Standard.
What it covers
Structure and fabric
Roof, chimneys, walls, visible foundations, windows and doors, including signs of movement, damp or past repairs.
Inside
Floors, ceilings, joinery, signs of damp, condensation and timber decay, and the general standard of alterations.
Services, visually
A visual overview of heating, electrics and drainage, within the limits of the survey level. Where a specialist test is advisable, the report says so.
Priorities
What needs attention now, soon and in the longer term, with indicative cost ranges for budgeting.
Survey levels
Surveys are carried out in accordance with the RICS Home Survey Standard, which sets the minimum scope, inspection and reporting requirements for each level. The level is agreed with you in writing before the inspection.
- Level 2 survey: suited to conventional houses in reasonable condition. Elements are given condition ratings, with advice on repairs and further investigations.
- Level 3 survey: a more detailed inspection for older, larger, altered or poorly maintained properties, or where you plan major works. It includes more detail on defects, their likely causes and repair options.
The survey does not include a market valuation. Your lender will carry out its own valuation for mortgage purposes.
Comparing the levels
| Level 2 | Level 3 | |
|---|---|---|
| Suited to | Conventional houses and flats, built in common materials and in reasonable condition | Older, larger or unusual properties, those altered or in poor condition, or where major works are planned |
| Inspection | Visual inspection of accessible parts of the property | A more extensive visual inspection of accessible parts, in greater depth |
| Report | Condition ratings for each element, with advice on repairs and further investigations | Condition ratings plus more detail on defects, their likely causes, repair options and the consequences of not acting |
| Valuation | Not included | Not included |
The exact scope of each level is set out in the terms of engagement, in line with the RICS Home Survey Standard.
On site
Site inspection in progress
Surveying and moisture diagnostic equipment
Process
Tell me about the property
Address, age, type, and anything that concerns you. I confirm the scope and a fixed fee in writing.
Inspection
Arranged through the selling agent.
Report and call
A written report with photographs, followed by a call to go through it.
Scope & limitations
What the inspection does and does not cover
- Furniture, floor coverings and stored items are not moved unless agreed with the seller. Areas hidden by them are not inspected.
- Neither level includes testing of services, opening up of the structure, an asbestos survey or a market valuation. Where further investigation is advisable, the report says so.
- The inspection is visual and non-invasive unless intrusive investigation or testing is agreed in writing beforehand.
- Only areas that are safely accessible on the day are inspected. Concealed, covered or inaccessible parts are not inspected, and the report says where access was limited.
- Gas, electrical and drainage installations are not tested. Where a specialist test is advisable, the report says so.
- Any costs given are indicative ranges for budgeting and prioritising. They are not quotations, and contractors' prices will vary.
- Opinions are given within my professional competence as a construction professional, based on the evidence available at the time of inspection.
Full scope, exclusions and fee are set out in the terms of engagement agreed before every instruction.
Buying a property?
Book early. The inspection usually needs to fit between an accepted offer and exchange.