Level 2, Level 2 Plus or Level 3?
All three follow the RICS Home Survey Standard and use the same condition ratings. The difference is how much the report explains, and how far the inspection goes.
Which survey is right for you?
Level 2 Home Survey
From £649
A conventional house or flat, built after 1900, in reasonable condition, with no obvious structural concerns or history of major alteration.
- Modern or post-war house or flat
- Appears well maintained
- No visible structural movement
- Standard construction
Level 2 Plus Home Survey
From £849
Our enhanced Level 2. A converted, period or higher-value flat, or a well-kept home where you want more explanation of how it is built, without the full scope of Level 3.
- Converted or period flat
- Higher-value flat
- You want construction and context explained
- Level 2 scope, more explanation
Level 3 Building Survey
From £895
An older, extended or altered property, one showing movement or damp, an unusual construction, or any property where you plan significant work.
- Victorian, Edwardian or earlier
- Visible cracks, damp or settlement
- Extensions, conversions or alterations
- Planning significant works
Still not sure? Call 020 7088 8125 and Joe will 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 £649 | Level 2 Plusfrom £849 | Level 3from £895 |
|---|---|---|---|
| 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 £799) | Add for £150 (from £999) | Add for £150 (from £1,045) |
| Reinstatement cost estimate (insurance) | Available, from £399 | Available, from £399 | Available, from £399 |
| Call with Joe to go through the report | 15 minutes | 30 minutes | 30 minutes |
| Pre-inspection call, labelled photo pack, measured floorplan (GIA) | Not included | Included | Included |
| Negotiation summary and tailored conveyancer questions | Not included | Included | Included |
| Repair priority plan with indicative cost bands | Not included | Included (a guide only, not a quote) | Repair priorities included; get contractor quotes for costs |
| Email follow-up questions | One follow-up enquiry | 3 months | 3 months |
| Typical turnaround | 5 working days after inspection | 5 working days after inspection | 7 working days after inspection |
| Included in every survey | |||
| Written quote | The full fee in writing before you instruct | The full fee in writing before you instruct | The full fee in writing before you instruct |
| Payment | Payment is required before the inspection | Payment is required before the inspection | Payment is required before the inspection |
| Sample report | Same ratings and layout, shorter entries | Same ratings and layout, shorter entries | Read the Level 3 sample |
Fees are the full fee, including all taxes and fees. The 'from' fee applies to properties valued up to £500,000; above that, the fee depends on the agreed price (or the value, if you are not buying) and rises in steps, and it can be higher for large, listed, altered or non-standard properties. Every quote is confirmed in writing before you instruct. See all fees
What you get in the report
Passages from a RICS Home Survey Level 3 Joe issued in June 2025, with the address removed. Every entry explains what we found, why it matters and what to do about it.
D1 Chimney stacks
2The use of cement-based mortar is evident in areas of past repointing. This is a common cause of accelerated spalling in older red brickwork, as the hard, impermeable cement traps moisture within the more porous bricks rather than allowing evaporation through the mortar joints. In contrast, traditional lime mortar is softer, more breathable and better suited for use in heritage properties, allowing moisture to escape and reducing brick deterioration over time.
Explains the cause: cement repointing trapping moisture in soft red brick.
Read the full entry: Chimney stacksD5 Windows
3Due to the extent of visible deterioration and the likely presence of concealed decay, we recommend obtaining quotations from a reputable glazier or specialist joinery contractor for the full replacement of the windows. The specification should account for Building Regulations compliance, energy efficiency and the conservation area restrictions.
Says plainly when repair stops being worth it and replacement is the better course.
Read the full entry: WindowsE1 Roof structure
2The loft insulation appears outdated and below current recommended standards; improving it to a depth of at least 270mm of mineral wool would enhance thermal efficiency and reduce energy loss. Some floor sections in the eaves lacked insulation entirely. Electrical cabling has been laid within or beneath the insulation.
Flags fire safety, party wall law and cabling buried in insulation.
Read the full entry: Roof structure
Need a valuation too? Any survey can include a market valuation: Level 2 Survey and Valuation from £799.
Valuations on their own from £325. See valuations
Questions about choosing
Can I upgrade from Level 2 to Level 3?
What about Level 2 Plus?
Do you offer Level 2 with valuation?
Will the surveyor inspect the loft?
What if I'm not sure which survey I need?
Do both surveys follow RICS standards?
Get a written quote
Usually within one business day, with the full fee and what the report covers.