Our services are designed to match the depth of inspection and reporting to the age, construction, condition and complexity of the property.
RICS Home Survey Level 2
RICS Home Survey Level 3
Specific Defect ReportA Level 2 Home Survey is generally suited to a conventional property built using common construction methods, with no obvious signs of extensive alteration or serious disrepair. It gives buyers a practical overview of the property’s condition before they commit to a purchase.
The survey covers the accessible parts of the building and its grounds. The report describes significant visible defects, highlights matters that need urgent attention and explains where repairs or maintenance may be required. It also identifies issues that should be checked by a specialist or raised with your solicitor before exchange of contracts.
A Level 2 survey is often a good choice for a relatively straightforward house, bungalow or flat in reasonable condition. If the property is older, heavily altered, unusually constructed or visibly in poor condition, a Level 3 Building Survey may be more appropriate.
Get a QuoteA Level 3 Building Survey provides a more detailed assessment of a property’s construction and condition. It is particularly useful for older or period buildings, properties with significant alterations or extensions, unusual construction, visible defects or a history of poor maintenance. It is also worth considering if you expect to carry out substantial renovation work.
The inspection examines accessible parts of the property in greater detail. The report describes the materials and construction where they can be established, explains significant defects and considers their likely causes. It also discusses the possible consequences of leaving repairs outstanding, outlines appropriate repair options and indicates which work should take priority.
A Level 3 survey provides more detail, but it is still based on an inspection of accessible areas. Where a defect may extend into concealed parts of the building, the report will explain the concern and recommend further investigation where appropriate.
Get a QuoteA Specific Defect Report is designed for a particular concern rather than an assessment of the whole property. It can be useful if you own a home and have noticed a developing problem, or if you are considering a purchase and want a closer assessment of an issue already identified.
The inspection focuses on the reported defect and the accessible areas that may help explain it. This could include dampness, cracking, a roof leak, defective masonry, or another clearly defined concern. The report records the visible evidence, considers likely causes and explains the potential implications. It then sets out appropriate repair options or further investigations where the cause or extent cannot be confirmed by visual inspection alone.
Because this service is limited to an agreed issue, it does not provide an opinion on the condition of the rest of the property. If you are buying and need a broader understanding of the home, a Level 2 or Level 3 survey is likely to be more suitable.
Get a QuoteThe property and your concerns should determine the service — not simply the purchase price.
| Category | RICS Level 2 Home Survey | RICS Level 3 Building Survey | Specific Defect Report |
|---|---|---|---|
| When to choose it | When buying a conventional property and you want to understand its overall condition | When buying an older, altered, unusual or poorly maintained property and you need detailed advice | When you need advice on one known problem |
| Depth and detail | Identifies significant visible defects, repairs and maintenance needs | Explains defects, likely causes, implications, repair options and priorities in greater detail | Examines the agreed defect, its likely cause, implications and next steps |
| Typical property or concern | A conventional house, bungalow or flat in reasonable condition | A period property, renovation project or property with significant alterations or visible defects | Dampness, cracking, a roof leak or another specific concern |
| Inspection process | Visual inspection of accessible parts of the property and grounds | More extensive visual inspection of accessible parts of the property and grounds | Focused inspection of the defect and relevant accessible areas |
| Report coverage | The property as a whole | The property as a whole, in greater detail | The agreed concern |
| Turnaround time | 2–4 days | 3–5 days | 3 days |
Survey findings can help you identify which repairs need urgent attention, which items should be budgeted for over time and where contractor quotations are needed before exchange. The report is not a contractor's specification, and exact costs depend on access, materials, location, design and the extent of concealed work.
For significant defects, obtaining quotations from suitable contractors or specialists is often the best way to understand the likely financial commitment. Where cost advice is included within the agreed service, it should be treated as a broad guide rather than a fixed tender price.
Understanding the inspection limits helps you use the report effectively.
Surveyors do not normally open up the building fabric, lift fitted floor coverings, move heavy furniture or undertake specialist testing of services.
Lofts, roofs, subfloors, outbuildings and service installations are inspected only so far as access, safety and the agreed service permit.
Where reasonable confidence cannot be reached, the report may recommend further investigation by a suitably qualified contractor or specialist.
These answers cover common questions about residential surveys, scope and the next steps in the process.
A RICS Level 2 Home Survey gives an overview of a conventional property’s condition, highlighting significant defects, repairs and maintenance needs. A RICS Level 3 Building Survey provides a more detailed assessment of construction and defects, including likely causes, implications and repair options.
A Level 3 Building Survey is often the better choice for an older or period property, particularly if it has been altered, needs renovation or shows signs of defects. It provides more detailed advice to help you understand the building and plan repairs.
A Specific Defect Report investigates one agreed concern, such as dampness, cracking or a roof leak. It focuses on the visible evidence, likely cause and appropriate next steps. It does not assess the condition of the whole property.
Your report will explain the concern, its potential implications and what further advice or investigation may be needed. You can then obtain specialist findings or repair quotations before exchange of contracts and decide how the issue affects your purchase.
