Which Home Survey Should You Choose?
Home Survey Level 2 (Homebuyer Survey)
The Home Survey Level 2 was previously known as a Homebuyer Survey. It is suitable for most modern traditionally built (brick and tile) properties that have not been significantly altered, and are in good condition.
The survey includes a visual physical inspection of the property and a concise report that provides professional advice on defects, repairs, and maintenance required. The survey will be critically important to your purchase decision.
Most aspects of the property are covered within this report, including environmental issues: such as landfill sites, and radon.
Home Survey Level 3 (Building Survey)
The Home Survey Level 3 is commonly known as a Building Survey, and was also sometimes known as a ‘Full Structural Survey’. It is essential for larger, older, unusual, or run down properties, for those which have been significantly altered/extended, if you are planning major works, or where you have other concerns.
Older properties, particularly those with solid wall construction, can be more problematic to own and maintain. A Level 3 Survey should be used for any property constructed before 1945. However, it was not until 1965 that a first (limited) set of national building standards was introduced. In our opinion, it is also best practice, therefore, to obtain a Level 3 survey for properties constructed before 1965. In 1984 the first comprehensive set of Building Regulations scheme was introduced, and therefore strong consideration should also be given to obtaining a Level 3 survey on properties constructed before 1984, particularly if significant alterations have been made, or the property requires renovation.
All Level 2 matters will be covered, however, the Level 3 service provides you with a more detailed and in-depth analysis of the property's condition. A number of additional checks are completed during a Level 3 survey (where practicable) such as; opening the majority of windows (as opposed to one on each floor), asking the owner to operate the heating, flushing toilets (to consider the drainage in operation), operating sanitary fittings such as showers/taps, unscrewing secured hatches/panels (such as secured drainage chambers - all with the permission of the vendor), and observing a sample of lights and extractor fans in operation.
Also, additional advice and detail is provided in the Level 3 report for the defects, repairs required, and recommended future maintenance. For example, more detailed advice is provided on the structure and fabric of the building, damp defects, and structural issues, than in a Level 2 survey. A useful section on energy efficiency is included. The detailed advice about your future property could be particularly valuable during your ownership of the property, and will also be critical to any purchase decision.
The Level 3 report also includes a large number of photographs to illustrate and accompany most defects, which can make this report slightly easier to navigate, and understand.
Deciding on your Survey?
As a RICS affiliated company, it is important that we provide you with the correct survey for the property you wish to purchase. Please carefully consider our advice above, and the RICS guidance document below to aid you in your decision. If in any doubt please contact our head office for further advice, and we will be happy to guide you accordingly.
Our Reports:
We pride ourselves on the detail, accuracy, and clarity of our reports.
All reports will apply ‘condition ratings’ to the parts of the building clearly communicated to you using a ‘traffic light system’ (colour coded green, amber and red):
Condition Rating 1 (green) – Routine maintenance only – no repairs required.
Condition Rating 2 (amber) – Defects that need repairing or replacing but are not considered to be either serious or urgent.
Condition Rating 3 (red) – Defects that are serious and/or need to be repaired, replaced or investigated urgently (health and safety issues are all marked red).
This simple system is, in our opinion, the easiest and best way to clearly convey the condition of a property through a report. We will, very happily, explain any parts of the report to you, if required.
*** Please note we are specialist building surveyors and do not provide the RICS Home Survey – Level 2 (survey and valuation) service***