Choosing a survey level

You paid extra so the report would state market value. Has the inspection itself moved from a Level 2 to a Level 3?

No. A valuation can be added to a Level 2, and the inspection remains a Level 2. Level 3 is a different product, with a more detailed description, for older, altered or unusual buildings or where major works are planned. Paying for a valuation does not add that scope.

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 is offered as survey only, or as survey plus market valuation and reinstatement. Those are choices inside Level 2. Buyers hear valuation and think they have bought the fuller building survey. They have bought a figure, if it was included, not a change of level. The consumer guide treats the level as the type of survey. The valuation does not open more of the building, lift more coverings, or write Level 3 advice under a Level 2 heading.

Read the terms. If they say Level 2 with valuation, expect Level 2 condition ratings plus the valuation you asked for. If you needed Level 3 because the house is altered or you plan major work, say so before they inspect. There is no RICS switch that upgrades the PDF after the event because a number appears on the last page. A Level 3 without a valuation is still a Level 3. A Level 2 with a valuation is still a Level 2.

What should you ask your surveyor?

Which level is named in the terms, ignoring the valuation line?
What does the valuation add, and what does it not open up?
If this house needs Level 3, why is the quote still Level 2?

What are the typical next steps?

Choose the level first, then decide whether you need a valuation.
Do not pay a Level 2 valuation fee and call the report a Level 3.
If the building is unusual, say so before the visit.

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 a reinstatement figure prove it was Level 3?

No. Reinstatement is part of a valuation instruction. It is not the definition of Level 3.

Can the lender’s valuation be the upgrade?

No. A lender’s valuation is for the lender. It is not your Level 3, even if the same person later does both.