Choosing a survey level
If you plan major works on a simple modern house, is that a reason to discuss Level 3?
Yes. Level 3 is not only for old or unusual buildings. RICS also describes it where major works are planned, so a straightforward newer house can still be a Level 3 conversation if you intend to alter it heavily. The survey will not design those works, but it can tell you more about the building you mean to change.
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?
Level 2 suits a conventional home in reasonable condition and of simple form, as survey only or with a valuation. If the house really is that, Level 2 may still be what you want for the purchase, and you might brief a designer separately. If the works are major, relying on the shorter report can leave you without the description Level 3 is for. Tell the firm what you plan: a removal of walls, a new storey, a deep retrofit. Do not hide it to keep the quote on Level 2.
Neither level guarantees concealed parts are sound, and neither is a specification for the builder. Ask what Level 3 would add on this house before you pay for it out of habit. There is no RICS rule that every extension project must have a Level 3, and no rule that a modern house is barred from one. The point is to match the product to the reason you are asking, and to keep the designer’s drawings as a different instruction.
What should you ask your surveyor?
- What works are you planning that a Level 2 description might not cover?
- Would you still recommend Level 2 if those works are definite?
- What will you not design, even on a Level 3?
What are the typical next steps?
- Tell the firm about the works before they name a level.
- Do not expect the survey to be the structural design.
- Keep building regulations and permissions with the solicitor and the designer.
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
Does planning permission remove the need for Level 3?
No. Permission is a legal consent. It is not an inspection of the existing house.
If you might only redecorate, do you need Level 3?
Redecoration is not major works. Do not buy Level 3 solely for a new kitchen you are not structurally changing, unless the house itself needs that level.