RICS Level 2 or Level 3 building survey
A building survey of a property you are buying or own, at RICS Level 2 for conventional homes in reasonable condition or Level 3 for older, altered or larger properties, with structural input where defects need it.
About this service
A RICS building survey tells you the condition of a property you are buying or already own. We carry out surveys at RICS Level 2, suited to conventional houses and flats in reasonable condition, and RICS Level 3, suited to older, altered, larger or unusual properties. Each main element of the building is inspected and rated, with advice on repairs, maintenance and anything needing further investigation.
What makes our surveys different is the engineering input behind them. Where the survey identifies cracking, movement, roof distortion or other significant defects, a structural engineer contributes to the assessment rather than leaving you with a generic recommendation to consult one later. That can save a second visit and a delay at a critical point in a purchase, when time is usually short.
Buyers are the main users of building surveys, but owners commission them too, for example before planning a renovation, after inheriting a property or when deciding whether to sell or repair. Landlords use them to understand long-term maintenance needs across a portfolio. The survey looks at the whole building, including roofs, walls, windows, damp, timber and general services visible on inspection, not just the structure.
London's housing stock makes the choice of level important. A 1930s semi in reasonable order may suit Level 2. A Victorian terrace with a basement, loft conversion and rear extension, or a converted flat in a period building, usually needs Level 3. Choosing the right level from the start avoids surprises after exchange. Surveys start from £500 + VAT, confirmed as a fixed fee.
When you need it
- You're buying a house or flat and want to know its condition
- The property is older, altered or larger and needs a detailed Level 3 survey
- You want a condition survey with structural engineering input where defects need it
What's included
- Inspection of the property's visible condition
- Condition ratings for the main elements
- Advice on repairs, maintenance and further investigation
- Structural engineer input on any significant defects
How it works
- Choose the levelTell us about the property, its age, construction and any known alterations. We recommend Level 2 or Level 3 and confirm a fixed fee in writing before booking the inspection.
- Arrange accessOn a purchase, the agent or seller arranges access. We need all rooms, the loft hatch, outbuildings and the exterior. Areas we cannot reach are noted in the report.
- Inspect the propertyThe surveyor inspects the visible condition of the main elements, inside and out, recording defects, damp readings, timber condition and anything that suggests movement or deterioration.
- Structural engineer inputWhere a significant structural defect is found, a structural engineer reviews it and contributes to the assessment, so the report gives a clearer view than a referral alone.
- Report and follow-upYou receive the RICS report with condition ratings and advice. We are happy to talk you through the findings and explain what matters for your decision.
What you receive
RICS Level 2 or Level 3: which survey should you choose?
Level 2 suits modern or conventional homes in reasonable condition, where you mainly want to know about defects and urgent repairs. Level 3 is better for period properties, homes that have been extended or converted, larger houses and anything in poor condition. It includes more detail on construction, defects and repair options. If in doubt for an older London property, Level 3 is usually the safer choice.
Common findings include roof covering wear, defective flashings, damp from bridged damp-proof courses, timber decay, and cracking from movement or failed lintels. Where structural issues need more than survey-level comment, we may recommend a General Structural Inspection report. Our guide on structural engineers and building surveyors explains how the two roles differ.
Remember that a building survey is not a valuation unless separately agreed, and it does not include detailed structural analysis. If you are buying in an area with known clay or tree issues, such as parts of Barnet or Haringey, mention it at booking so we pay particular attention to movement.
Not included
- Valuation unless separately agreed
- Detailed structural analysis
Projects that used this service
Frequently asked questions
What is the difference between a RICS Level 2 and Level 3 survey?
Level 2 is designed for conventional properties in reasonable condition and focuses on visible defects and urgent issues. Level 3 is more detailed and suits older, altered, larger or unusual buildings, giving fuller information on construction, defects, their causes and repair options. The right choice depends mainly on age, construction and condition.
Do I need a structural engineer as well as a building survey?
Not always. Many surveys find nothing structural beyond routine repair. Where a surveyor finds significant cracking or movement, they normally recommend a structural engineer. Because our surveys include structural engineer input on significant defects, you are less likely to need a separate visit, though a formal structural report may still be needed for a lender.
Does the building survey include a valuation?
No, not unless a valuation is separately agreed at booking. The survey reports on condition, defects and repairs. Your mortgage lender will usually carry out its own valuation, which is not a survey and should not be relied on to identify defects.
How much is a building survey in London?
Our RICS building surveys start from £500 + VAT. The fee depends on the survey level, the size and age of the property and how complex it is. We confirm a fixed fee in writing before the inspection so there are no surprises.
Can I get a building survey on a flat?
Yes. For a flat we inspect the flat itself and the visible parts of the building around it, such as the roof, external walls and common areas where access allows. Defects in shared parts can affect service charges and future costs, so we comment on anything significant that we can see.
When should I book a survey on a house purchase?
As soon as your offer is accepted. That gives time to act on findings, whether that means renegotiating, getting quotes or commissioning a structural report before exchange. Leaving it late can put pressure on the timetable if further investigation is recommended.