Choosing a survey level
Why do buyers of heavily altered older houses often move from a Level 2 to a Level 3?
Because a Level 2 is a visual report on a home that is not expected to be a puzzle. A Level 3 describes construction and defects in more detail and is the RICS level aimed at older, larger, altered or non-standard buildings. If the house has been extended, re-roofed and opened up, the extra description is the point of the fee.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Neither level opens the fabric as standard, and neither tests the gas or the electrics. The difference is how far the surveyor goes in describing what they can see and advising on repairs. The Level 3 description includes that written quotations for rating 3 items should be obtained before legal commitment. A Level 2 still uses ratings. It will not give you the same essay on how the bay is built.
Tell the firm about the alterations when you ask for a quote. If they recommend Level 2, ask what they will not be describing. If you later wish you had booked Level 3, a second inspection is usually a second fee. Choosing properly at the start is cheaper than collecting reports that were never going to answer the question.
What should you ask your surveyor?
- What will a Level 3 say about this altered house that a Level 2 will leave out?
- What will neither level open up or test?
- Which extras, if any, should be agreed now rather than after you have reported?
What are the typical next steps?
- Send the firm the listing and any plans you have before you accept a Level 2 quote.
- If the house is non-standard or listed, say so in the same email.
- Do not rely on a Level 2 plus a hopeful phone call to equal a Level 3.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is a Level 3 invasive?
No. The description does not allow the surveyor to open the fabric as a matter of course. It is more detailed, not a strip-out.
Can a Level 2 be upgraded on site if the surveyor gets worried?
Only if the firm agrees a new instruction. Do not assume the fee stretches on the day.