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Level 2 or Level 3?

When purchasing a property, buyers are often faced with a wide range of decisions, which can feel overwhelming. One of the most confusing choices is whether to commission a Level 2 Survey, formerly known as a HomeBuyer Report, or a Level 3 Survey, also previously referred to as a Building Survey. Understanding the differences between these surveys is essential to ensure you obtain the correct level of advice. 

Level 2

  • Properties built post 1900

  • Suitable for conventional properties of standard construction

  • Best for homes in reasonable overall condition

  • Appropriate where there are no obvious major structural issues

  • Ideal for modern houses and flats

  • Suitable for traditional brick-built properties with tiled or slate roofs

  • Not intended for buildings that have been heavily altered or extended

  • Not suitable where there is significant damp, movement, or disrepair

  • Provides a clear and concise overview of the property’s condition

  • Highlights urgent defects and necessary repairs

  • Identifies issues that may require further specialist investigation

  • Designed for buyers who want professional reassurance without the depth of a full Level 3 (formerly Building Survey)

Level 3

  • Older properties, especially those built before around 1900

  • Buildings of non-standard construction (e.g. timber frame, stone, cob, concrete systems)

  • Properties that have been heavily altered, extended, or converted

  • Homes showing signs of structural movement or subsidence (may also require a Structural Engineer to further investigate the movement)

  • Properties with significant dampness, decay, or timber defects

  • Buildings in poor or neglected condition

  • Listed buildings or properties in conservation areas

  • Properties with thatched, flat, green, or complex roofs

  • Homes with inadequate ventilation or drainage issues

  • Properties where major refurbishment or renovation is planned

  • Unusual, bespoke, or architect-designed properties

  • Properties with a history of flooding, ground instability, or mining activity

  • Situations where the buyer wants detailed advice on repairs, maintenance, and future costs

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