Choosing a survey level

What should you tell the firm if the house is older or heavily altered before they sell you a Level 2?

Tell them. RICS describes Level 2 as suiting conventional property in reasonable condition, simple in form, without a stack of alterations. Level 3 is the one it describes for older, altered or unusual buildings, or if you plan major work. A Level 2 on a cut-about Victorian house is often the wrong product, even if it is cheaper.

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?

The firm should say if they think the lower level is a poor fit. That conversation belongs before the inspection. You help it by mentioning the loft conversion, the removed walls, the annexe and the former non-domestic use. None of those facts raises a national surcharge by itself. They change the time and the level. A Level 2 that then says “this needs a Level 3” has spent your fee on a referral.

Scotland’s Home Report is not this choice. Do not ask a Scottish seller to upgrade the single survey to an English Level 3. If you want more, instruct it yourself and ask your solicitor how it sits with the missives. There is no RICS voucher that converts one level into another.

What should you ask your surveyor?

Given what I have told you, which level are you quoting?
What about this building would make Level 2 a poor fit?
What will you do if you arrive and the building is not the one described?

What are the typical next steps?

Describe alterations, age and annexes in the enquiry.
Do not hide them to keep a lower quote.
If the firm will only offer Level 2 against their own advice, reconsider.

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 1930s semi automatically a Level 2?

RICS talks about conventional and simple, not about a decade. Extensions and alterations can change the answer. Say what is there.

Does planning a loft conversion push you to Level 3?

RICS includes major work you plan as a reason for Level 3. Tell them you plan it.