Level 2 vs
Level 3
Side-by-side comparison to help you choose the right RICS survey for your London property. Both are thorough and professional – the difference is scope and detail.
Level 2
Standard homes in reasonable condition
Level 3
Period, complex, or altered properties
Both include
RICS accreditation and post-survey support
Need help?
We'll recommend the right survey for you
Which survey is right for you?
Level 2 Home Survey
From £600
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 3 Building Survey
From £999
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 — we'll recommend the right survey for your property with no obligation.
How they compare
| Feature | Level 2 | Level 3 |
|---|---|---|
| Best for | Conventional homes in reasonable condition | Period, altered, complex, or run-down properties |
| Inspection depth | Visual inspection of accessible areas | Thorough inspection including opening up where permitted |
| Defect reporting | Significant defects flagged and rated | All defects identified, analysed, and explained in detail |
| Repair guidance | Advice on repairs and maintenance | Detailed remedial options with prioritised recommendations |
| Inspection duration | 2–3 hours | 3–5+ hours |
| Report length | 20–25 pages | 30–40+ pages |
| Report delivery | Confirmed with quote | Confirmed with quote |
| Price from | £600 | £999 |
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 2–3 hours on site. Target report date confirmed with your quote.
Level 3
Typically 3–5+ hours on site. Target report date confirmed with your quote.
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 £800
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 £800
Learn moreStandalone Valuations
RICS Red Book valuations for private, probate, matrimonial, shared ownership, and reinstatement cost purposes.
Various
View valuationsTransparent, fair pricing
Prices vary by property size, location, and complexity. These are typical London ranges – we provide an exact quote before you commit.
Level 2
Standard residential survey
From £600
Typically 2–3 hours on site. Report timing confirmed with your quote.
View Level 2 detailsLevel 3
Comprehensive building survey
From £999
Typically 3–5+ hours on site. Report timing confirmed with your quote.
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.
enquiries@jbs-surveying.co.uk · Quotes typically issued within 24 hours