Buying a property is one of the biggest financial decisions you will ever make. To protect your investment, you need a professional survey.
While your mortgage lender will carry out a basic valuation (which is for their benefit, not yours), commissioning your own RICS or RPSA survey is the only way to get a clear, impartial assessment of the property’s condition.
The choice usually comes down to two options: the Level 2 Home Survey and the Level 3 Building Survey. This guide cuts through the jargon to tell you exactly which one you need.
At a Glance: Level 2 vs. Level 3
The main difference between the two survey types is the depth of investigation and the detail in the resulting report.
| Feature | Home Survey Level 2 | Home Survey Level 3 |
| Previous Name | HomeBuyers Report (or HomeBuyer Survey) | Building Survey (or Full Structural Survey) |
| Depth of Inspection | Non-Intrusive Visual Inspection. The surveyor looks at accessible surfaces. They will not lift floorboards, move heavy furniture, or look behind secured panels. | Detailed and Comprehensive Inspection. The surveyor spends significantly more time on site, looking at concealed areas where safe and accessible. |
| Report Format | Concise report with a traffic light system (Green, Amber, Red) for easy reading and prioritising defects. Bespoke report that provides diagnosis, technical information, and advice on future maintenance. | Concise report with a traffic light system (Green, Amber, Red) for easy reading and prioritising defects. Extensive, bespoke report that provides a detailed diagnosis, technical information, and advice on future maintenance. |
| Valuation | Valuation must be requested separately. | Valuation must be requested separately. |
| Repair Advice | Highlights urgent defects requiring repair or further investigation. | Includes detailed advice on repair options, likely cause of defects, and often includes estimated costings for remedial work. |
Choose the Level 2 Survey if…
The Level 2 Home Survey is the most popular choice and is perfect for the majority of property transactions.
Your Property Is:
- Modern or Conventional: Built after 1900.
- Standard Construction: Built using common materials (brick, block, tile, etc.).
- In Apparent Good Condition: You have no major concerns about the visible condition of the property.
- Unaltered: It hasn’t had significant extensions, major renovations, or unusual alterations.
The Level 2 report provides a cost-effective safety net, flagging major visible issues such as damp, timber defects, or obvious signs of subsidence. It uses a straightforward traffic light system to help you quickly understand where your money and attention need to go.
Choose the Level 3 Survey if…
The Level 3 Building Survey is the most comprehensive inspection available. It provides the highest level of detail and is your best defence against hidden, expensive problems.
Your Property Is:
- Older (Pre-1950s): The older the home, the greater the likelihood of underlying issues that a Level 2 survey won’t fully expose.
- Larger or Complex: A large detached home, or one with a complex, unusual layout (e.g., multiple wings, complex roof structure).
- Listed or Non-Standard Construction: Timber frame, thatched roofs, or properties built with unusual materials.
- In Poor Condition: If there are visible signs of wear, neglect, damp, or structural movement.
- A Fixer-Upper: You plan to carry out major renovations, structural alterations, or extensions. A Level 3 survey gives you the full technical insight needed for planning these works.
Crucially, a Level 3 survey allows the surveyor more time on site to fully investigate issues they suspect, look at more inaccessible areas (where possible), and write a much more detailed, bespoke report explaining the implications of the findings and how to fix them.
The Verdict from a Residential Surveyor
Ultimately, the choice comes down to the risk profile of the property. Think of it this way:
If the property is a relatively young, standard, healthy adult, a Level 2 check-up is fine. If the property is elderly, has known ailments, or is showing signs of stress, you need the full diagnostic MRI of a Level 3 survey.
As a local surveyor in Swansea, I am familiar with all types of properties—from the Victorian terraces to modern developments. Choosing the right survey protects your purchase, empowers you for price negotiations, and gives you a clear maintenance plan for the future.
Need Help Deciding?
If you are still unsure whether a Level 2 or Level 3 survey is right for your prospective purchase in Swansea or South Wales, please get in touch. As RICS and RPSA qualified professionals, we can review the property details and offer transparent, expert advice on the best level of investigation for your investment.