Which Property Survey Do You Really Need? RICS Level 2 vs Level 3 Explained

Buying a property is usually pretty exciting , but it also comes with some big decisions. One of the first is choosing the right survey. Do you need a Level 2 Home Survey, or should you invest in a Level 3 Building Survey?

 As a surveyor based in historic Abingdon, Oxfordshire, I’ve guided countless buyers through this decision, and I know how confusing it can feel. So, to make things that little bit easier, here’s a simple overview to help you work out what’s right for your property.

Level 2 Home Survey – A Solid Overview

Best for conventional, modern, or well-maintained homes.

• Describes the construction and current condition of the property.

• Flags visible defects or issues that need attention.

• Advises whether you should seek further specialist advice.

• Helps you budget for routine maintenance.

  
  

Think of it as a reliable snapshot: enough to give you peace of mind if the property is straightforward and in decent condition.

Level 3 Building Survey – A Deep Dive

Best for heritage, altered, or complex buildings.

• Examines how the property is built, and how materials will perform long-term.

• Identifies visible defects and warns of possible hidden issues.

• Explains repair options, timescales, and what happens if you delay.

• Includes more detailed inspections of roof spaces, drainage, grounds, and services.

  
  

This is the most comprehensive option. It’s designed for buyers who need to understand everything before committing ; Whether that’s because the home is listed, unusually constructed, or you’re planning renovations.

How to Decide: A Simple Checklist

Is the property modern, standard in construction, and in good condition?

✅ Level 2 is likely enough.

Is it older, listed, or has it been heavily altered over the years?

✅ Level 3 will give you the full picture.

Are you planning significant works or want to avoid any nasty surprises?

✅ Level 3 again.

My Approach

Here at Watkins Surveyors, every survey is carried out by me personally: No juniors, no outsourcing. I provide you with clear, impartial advice without the jargon, so you can make your next move forward with confidence.

Having inspected everything from unique Oxfordshire alms houses to complex commercial portfolios, I know the local housing stock inside out. That experience means I can guide you to the survey that makes sense for your property and situation.

Ready to Take the Next Step?

If you’d like tailored advice, just request a free, no-obligation quote. I’ll happily run through your options and help you find the survey that’s the best fit for you and your property.

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