Choosing a survey level
The house has been extended several times. Why might Level 2’s simple-form description not fit?
Level 2 is described for a conventional home in reasonable condition and of simple form. Several later extensions can mean the building is no longer that simple form. Ask the firm why they are still offering Level 2. Do not treat Level 3 as automatic, but do not hide the extensions to keep a shorter product.
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?
Simple form is about how straightforward the building is to understand and to inspect, not a compliment. Extra roofs, junctions, changed floor levels and walls that used to be outside can all take a house out of the Level 2 description. Age is a separate reason Level 3 is often discussed. A newer house with three additions can be the harder inspection. Tell the firm what was added, if you know, before they name a level. Their quote should show they heard you.
Level 3 is the product RICS points to for altered buildings and for major works. It still will not open every concealed part, and it still will not replace drawings if you need them. If the firm says Level 2 remains right, ask what they are treating as simple. There is no RICS surcharge you can calculate from the number of extensions, so do not invent one. The decision is which description matches the building, then which fee that firm quotes for that level.
What should you ask your surveyor?
- How many additions are you assuming, and which level follows?
- What would Level 3 say about the junctions that Level 2 might leave brief?
- Are you calling the house simple form? On what basis?
What are the typical next steps?
- Describe the extensions when you ask for a quote.
- Ask the firm to name the level after they have heard that description.
- Do not assume either level will prove hidden steels or covered drains.
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
If the extensions have certificates, is Level 2 enough?
Certificates are legal papers. They do not decide the survey level. They can still be worth giving to the solicitor.
Does one small porch force Level 3?
Not by itself. The question is whether the building as a whole is still the simple form Level 2 describes. Ask.