Both surveys follow the RICS Home Survey Standard. The right choice depends mainly on the home you are buying, and six questions will help you decide.
Updated 23 September 2026
The Level 2 Home Survey and the Level 3 Building Survey both follow the RICS Home Survey Standard, and both rate the condition of each part of the home. The difference is the depth of the inspection and of the report. In its guide to home surveys, RICS describes Level 2 as suited to conventional homes in reasonable condition, and Level 3 to larger, older or run-down homes and to buildings that are unusual or have been altered.
Neither of our surveys includes a valuation. This guide explains how to decide which one fits the home you are buying.
The short answer
A Level 2 is usually enough if the home:
is of conventional construction, such as brick or block walls under a tiled or slate roof
appears to be in reasonable condition
has not been significantly extended or altered
will not need major work once you move in
Choose a Level 3 if any of these apply:
the home is older, for example Victorian or Edwardian
it has been extended, converted or altered
it looks run-down or has been empty for some time
it is of non-standard construction
you plan to renovate, extend or convert it
you want more detail on causes, repair options and budget costs
Visual inspection of the parts that can be seen and safely reached
A more detailed inspection, looking more closely at concealed areas where safe and practical
Roof
From ground level and accessible vantage points. Drone images optional
Drone roof inspection included where flight is permitted
Report
Condition ratings (1, 2, 3) with concise advice
Condition ratings plus defects explained: likely causes, repair options and what happens if left
Repair costs
Not included
Budget costs for some repairs where they can reasonably be estimated
Valuation
Not included
Not included
Price
from £440
from £550
Six questions to ask
1. How old is the home?
Age alone does not decide it, but it matters. Older homes are more likely to have solid walls, older roof timbers, timber ground floors, lime mortar and a long history of repairs and changes. Each of these needs a closer look. A Level 3 usually suits a period home, while a modern home in good order usually suits a Level 2.
2. What condition is it in?
If the home looks neglected, has been empty or needs modernising, choose a Level 3. The report explains the likely causes of defects, the options for repair and what could happen if work is put off, which helps you plan and budget. A home that has been well maintained is more likely to suit a Level 2.
3. Has it been altered or extended?
Extensions, loft conversions, removed walls and chimney breasts, and conversions into flats all change how a building works. A Level 3 looks at these alterations in more detail and flags what your legal adviser should check, such as approvals and completion certificates.
4. Is it of non-standard construction?
Some homes were built using methods other than traditional brick and block, such as precast concrete panels, no-fines concrete, steel frames or timber frames. These homes can have defects specific to the system used, and some lenders have their own requirements for them. Choose a Level 3, and read our non-standard construction guides.
5. Are you planning work?
If you plan to extend, renovate or convert the loft, a Level 3 gives you a fuller picture of the construction and condition before you start. It is not a design or feasibility study, but it helps you understand what you are working with.
6. What is your budget?
Price matters, but a Level 2 is not a cheaper version of a Level 3. It is designed for a different kind of home. Use the calculator below to compare the two for the property you are buying. When you weigh up the difference, remember that our Level 3 includes a drone roof inspection where flight is permitted and gives budget costs for some repairs. Our Level 2 reports do not include repair costs.
What both surveys have in common
Whichever level you choose:
Andrew Parker AssocRICS MCIOB carries out the inspection and reviews and signs the report
each part of the home is given a condition rating, and the report sets out matters for your legal adviser and risks to the building, the grounds and people
the inspection is visual and non-invasive, so we do not lift fitted floor coverings, open up the structure or test the services
the report is typically issued within 5 working days of the inspection, and a paid express option gets it to you within 2 working days
we offer you a call with Andrew once the report is issued
drone roof images are available where flight is permitted: included in a Level 3, and an optional add-on for a Level 2
Call us on 07572 190983 or email info@dbiss.uk with the address and a link to the sales listing, and we will suggest the survey that fits the home. If you are torn between the two for an older or altered home, choose Level 3.
Questions
Is a Level 3 survey always better than a Level 2?
Not always. A Level 3 gives more detail, but for a conventional home in reasonable condition a Level 2 usually tells you what you need to know. The right choice depends on the home, not only on the level of detail.
Does either survey include a valuation?
No. Neither our Level 2 nor our Level 3 survey includes a valuation, a market value opinion or a reinstatement cost for insurance. A mortgage valuation is carried out for your lender and is not a survey.
Which survey do I need for a new-build home?
For a newly built home, a snagging inspection is usually more useful, because it lists defects and unfinished work for the developer to put right. Once a home is a few years old, a Level 2 survey may suit it better.
How much more does a Level 3 cost?
The difference depends on the value of the home. Use the calculator on this page to compare the two. Remember that a Level 3 includes a drone roof inspection where flight is permitted.
What if I am still not sure?
Send us the address and a link to the sales listing, or call us, and we will suggest the survey that fits the home. For an older or altered home where you are torn between the two, choose Level 3.