Level 2, Level 2 Plus or
Level 3?
Side-by-side comparison to help you choose the right survey for your London property. All three are thorough and professional; the difference is scope and detail.
Level 2
Standard homes in reasonable condition
Level 2 Plus
Converted, period or higher-value flats
Level 3
Period, complex, or altered properties
All three
Follow the RICS Home Survey Standard and include a call with Joe
Which survey is right for you?
Level 2 Home Survey
From £499
Choose Level 2 if your property is a conventional house or flat, built post-1900, in reasonable condition, with no obvious structural concerns or significant alteration history.
- Modern or post-war house or flat
- Property appears well maintained
- No visible structural movement
- Standard construction type
- First-time buyer wanting peace of mind
Level 2 Plus Home Survey
From £599
Our enhanced Level 2 report. Choose Level 2 Plus for a converted, period or higher-value flat, or a well-kept home where you want more explanation of how the property is built, without the full scope of Level 3.
- Converted or period flat
- Higher-value flat
- Well-kept home where you want more explanation
- Level 2 scope with construction and context detail
Level 3 Building Survey
From £699
Choose Level 3 if the property is older, has been extended or altered, shows signs of movement or dampness, or is an unusual construction, or if you simply want the most thorough assessment available.
- Victorian, Edwardian, or pre-1900 property
- Visible cracks, dampness, or settlement
- Extensions, conversions, or alterations
- Unusual construction or materials
- Planning significant works or renovation
Still not sure? Call us on 020 7088 8125 and we'll recommend the right survey for your property with no obligation.
Level 2, Level 2 Plus and Level 3 compared
Level 2 Plus sits between the two: the Level 2 format with added construction and context paragraphs. It is often the right choice for converted, period or higher-value flats.
| Feature | Level 2From £499 | Level 2 PlusFrom £599 | Level 3From £699 |
|---|---|---|---|
| Best for | Conventional houses and flats in reasonable condition | Converted, period or higher-value flats, and well-kept homes where you want more explanation | Older, larger, altered or unusual properties, or where you plan significant work |
| Inspection | Visual inspection of the accessible parts of the property | As Level 2, with closer reporting on construction, insulation, ventilation and damp management | More extensive inspection; hatches opened and loose floorboards lifted where permitted and safe |
| Report style | Concise: a condition rating and a clear paragraph for each element | Level 2 content plus construction and context paragraphs | Detailed: construction, condition, likely cause, repair options and implications |
| RICS condition ratings (1, 2, 3, NI) | Yes | Yes | Yes |
| Construction and context paragraphs | No | Yes | Yes |
| Defect cause and repair scope | Summary advice on repairs and maintenance | Summary advice on repairs and maintenance | Likely cause, repair options and priorities |
| Further investigation advice | Yes, where needed | Yes, where needed | Yes, with what the investigation should cover |
| Market valuation | Add for £150 (from £649) | Add for £150 (from £749) | Add for £150 (from £849) |
| Reinstatement cost assessment | Add-on, £175 | Add-on, £175 | Add-on, £175 |
| Call with Joe to go through the report | Included | Included | Included |
| Typical turnaround | 5 working days after inspection | 5 working days after inspection | 7 working days after inspection |
| ‘From’ fee | From £499See a sample Level 2 report | From £599See a sample Level 2 Plus report | From £699See a sample Level 3 report |
Level 2
From £499- Best for
- Conventional houses and flats in reasonable condition
- Inspection
- Visual inspection of the accessible parts of the property
- Report style
- Concise: a condition rating and a clear paragraph for each element
- RICS condition ratings (1, 2, 3, NI)
- Yes
- Construction and context paragraphs
- No
- Defect cause and repair scope
- Summary advice on repairs and maintenance
- Further investigation advice
- Yes, where needed
- Market valuation
- Add for £150 (from £649)
- Reinstatement cost assessment
- Add-on, £175
- Call with Joe to go through the report
- Included
- Typical turnaround
- 5 working days after inspection
Level 2 Plus
From £599- Best for
- Converted, period or higher-value flats, and well-kept homes where you want more explanation
- Inspection
- As Level 2, with closer reporting on construction, insulation, ventilation and damp management
- Report style
- Level 2 content plus construction and context paragraphs
- RICS condition ratings (1, 2, 3, NI)
- Yes
- Construction and context paragraphs
- Yes
- Defect cause and repair scope
- Summary advice on repairs and maintenance
- Further investigation advice
- Yes, where needed
- Market valuation
- Add for £150 (from £749)
- Reinstatement cost assessment
- Add-on, £175
- Call with Joe to go through the report
- Included
- Typical turnaround
- 5 working days after inspection
Level 3
From £699- Best for
- Older, larger, altered or unusual properties, or where you plan significant work
- Inspection
- More extensive inspection; hatches opened and loose floorboards lifted where permitted and safe
- Report style
- Detailed: construction, condition, likely cause, repair options and implications
- RICS condition ratings (1, 2, 3, NI)
- Yes
- Construction and context paragraphs
- Yes
- Defect cause and repair scope
- Likely cause, repair options and priorities
- Further investigation advice
- Yes, with what the investigation should cover
- Market valuation
- Add for £150 (from £849)
- Reinstatement cost assessment
- Add-on, £175
- Call with Joe to go through the report
- Included
- Typical turnaround
- 7 working days after inspection
Fees are the full fee, including all taxes and fees. The 'from' fee applies to properties valued up to £500,000; fees rise in steps with property value and can be higher for large, listed, altered or non-standard properties. Every quote is confirmed in writing before you instruct. See all fees.
Which survey is right for you?
Choose Level 2 if
- ✓Property built after 1930 in reasonable condition
- ✓Conventional house or flat, standard construction
- ✓No major structural alterations or extensions
- ✓You want clear defect reporting and practical advice
- ✓Budget-conscious but still want proper professional assessment
Choose Level 3 if
- ✓Victorian or Edwardian period home
- ✓Property has been significantly altered or extended
- ✓Converted building or unusual construction
- ✓Known defects, structural concerns, or poor condition
- ✓Large or complex property, or you're planning major works
Key differences explained
Both surveys are RICS standard, thorough, and professional. Here's where they differ:
Inspection depth
Level 2
Visual inspection of all accessible areas. No opening up of building fabric.
Level 3
Thorough inspection including opening up hatches and lifting loose floorboards where permitted.
Defect reporting
Level 2
Significant defects flagged with condition ratings (1, 2, 3). Clear and practical.
Level 3
Every defect identified, analysed in detail with cause, implications, and recommended action.
Repair guidance
Level 2
Advice on repairs and maintenance. Recommendations for further investigation where needed.
Level 3
Detailed remedial options, prioritised by urgency. Guidance on repair approach and next steps.
Time & thoroughness
Level 2
Typically 2 to 3 hours on site. Report typically within 5 working days of the inspection.
Level 3
Typically 3 to 5 hours on site. Report typically within 7 working days of the inspection.
Property suitability
Level 2
Conventional homes, standard construction, post-1930s, reasonable condition.
Level 3
Period homes, conversions, altered buildings, complex or run-down properties.
RICS safeguards
Level 2
Full RICS Home Survey Standard. Professional indemnity insurance. Complaints procedure.
Level 3
Full RICS Home Survey Standard. Professional indemnity insurance. Complaints procedure.
Not just Level 2 and Level 3
We offer variations to suit different needs:
Level 2 Plus
Our enhanced Level 2 with deeper detail on construction and condition. Ideal for flats and well-maintained properties.
From £599
Learn moreLevel 2 + Valuation
Full Level 2 survey combined with an independent RICS Red Book valuation for the purpose agreed at instruction. One visit, one report.
From £649
Learn moreStandalone Valuations
RICS Red Book valuations for private, probate, matrimonial, shared ownership, and reinstatement cost purposes.
View valuationsTransparent, fair pricing
Prices vary by property size, location, and complexity. These are the full fees for properties valued up to £500,000, including all taxes and fees. We confirm the exact fee in writing before you commit.
Level 2
Standard residential survey
From £499
Typically 2 to 3 hours on site. Typically within 5 working days of the inspection.
View Level 2 detailsLevel 3
Comprehensive building survey
From £699
Typically 3 to 5 hours on site. Typically within 7 working days of the inspection.
View Level 3 detailsQuestions? We have answers
Common questions about choosing between survey levels:
Ready to book your survey?
Get a no-obligation quote or speak to a surveyor about which level is right for your property.
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