The table below illustrates the specific differences in inspection detail between these two survey levels across all building elements.
As outlined in the RICS Home Survey Standard, surveyors cannot inspect areas that are inaccessible, concealed, or would require destructive investigation.
This includes un-boarded roof spaces, areas behind furniture, beneath floor coverings, or behind secured panels. Any elements that cannot be accessed cannot be inspected, and this limitation applies to both Level 2 and Level 3 surveys. Where access is restricted, this will be noted in the report.
| Level 2 Survey | Level 3 Survey | |
|---|---|---|
| Best for conventional properties in reasonable condition. Provides a balanced overview at an economic price for buyers needing standard maintenance information. | Recommended for older properties, extensively altered buildings, properties in poor condition, or where major renovations are planned. Provides comprehensive analysis and detailed repair advice. | |
| External Elements | ||
| Chimney Stacks | Visual assessment from ground level and accessible viewpoints. General condition noted with major defects identified. | Detailed inspection including materials, pointing, flashings, and pot condition. Analysis of causes of any defects and specific repair recommendations. |
| Roof Coverings | Assessment of general condition. Major defects identified from accessible viewpoints. | Comprehensive assessment of all roof slopes, materials, fixings, and drainage points. Thorough examination of vulnerable areas with detailed repair recommendations. |
| Rainwater Pipes & Gutters | Visual inspection of guttering and downpipes. Major defects noted. | Detailed assessment of materials, fixings, alignment, and discharge points. Root cause analysis of any leaks or blockages with specific repair guidance. |
| Main Walls | Assessment of wall type and general condition. Obvious defects noted. | Thorough examination of construction methods, materials, pointing, and structural integrity. Analysis of movement or defects with specific repair strategies. |
| Windows | Visual assessment of window type and general condition. Major issues identified. | Comprehensive inspection of frames, glazing, seals, hinges, and locking mechanisms. Detailed assessment of rot, condensation issues and specific repair/replacement recommendations. |
| Outside Doors | General assessment of condition and security features. | Detailed inspection of door construction, frames, seals, thresholds, hardware, and security. Specific repair guidance provided. |
| Conservatories & Porches | Basic assessment of condition and construction type. | Thorough examination of glazing, roof, drainage, and thermal properties. Detailed analysis of any defects with specific repair strategies. |
| Fascias & Soffits | Visual assessment from ground level. Major defects noted. | Detailed inspection of materials, fixings, ventilation, and deterioration. Analysis of any rot or damage with specific repair recommendations. |
| Other External | Brief assessment of other external elements such as balconies, steps, or paths. | Comprehensive inspection of all external elements including finishes, drainage, and structural components with specific repair guidance. |
| Internal Elements | ||
| Roof Structure | Basic assessment from access hatch. Major defects identified. | Comprehensive inspection of all accessible areas of roof space. Detailed assessment of timbers, joints, bracing, and insulation with specific repair recommendations. |
| Ceilings | Visual inspection noting obvious defects or damage. | Detailed assessment of materials, finishes, and structural integrity. Analysis of cracking, sagging, or water damage with specific repair strategies. |
| Internal Walls | Assessment of wall types and obvious defects. | Thorough examination of construction, finishes, and structural role. Detailed analysis of cracking, movement, or damp with specific repair recommendations. |
| Floors | Surface inspection and assessment of floor types. ‘Heel-drop’ test for stability. | Comprehensive inspection including removal of corner carpets where appropriate. Detailed assessment of structure, levels, and subfloor conditions with specific repair guidance. |
| Fireplaces | Visual inspection and identification of obvious defects. | Thorough examination of hearths, surrounds, flues, and ventilation. Detailed analysis of safety issues with specific repair/remediation recommendations. |
| Built-in Fittings | General assessment of condition and quality. | Detailed inspection of all built-in fittings including kitchen units, wardrobes, and storage. Analysis of condition with specific maintenance recommendations. |
| Joinery | Basic assessment of internal doors, staircases, and skirting. | Comprehensive inspection of all joinery elements including condition, functionality, and safety with specific repair guidance. |
| Bathroom Fittings | Visual assessment of condition and functionality. | Detailed inspection of all sanitary ware, seals, fixings, and drainage. Analysis of any defects with specific repair recommendations. |
| Other Internal | Basic assessment of other internal elements including safety features. | Comprehensive inspection of all other internal elements including smoke alarms, carbon monoxide detectors, and asbestos risk with detailed recommendations. |
| Services | ||
| Electrics | Visual assessment of condition and identification of obvious safety issues. | Comprehensive inspection of consumer unit, wiring systems, and accessories. Detailed assessment of safety concerns with specific recommendations for further testing/upgrading. |
| Gas/Oil | Visual inspection of installations and identification of safety concerns. | Detailed assessment of gas/oil installations, pipework, and appliances with specific recommendations for further testing and safety improvements. |
| Water | Basic assessment of visible plumbing and water supply. | Comprehensive inspection of water supply, distribution, and visible plumbing with detailed analysis of any issues and specific recommendations. |
| Heating | Visual inspection of heating system and controls. | Thorough examination of heating appliances, distribution systems, controls, and efficiency. Operation observed where possible with detailed recommendations for improvements. |
| Water Heating | Basic assessment of water heating system. | Detailed inspection of water heating system, storage, controls, and efficiency with specific recommendations for improvements. |
| Drainage | Inspection of accessible inspection chambers. Visual assessment only. | Comprehensive inspection of all accessible drainage components. Review of drainage effects on grounds and ability to extend. |
| Common Services | Basic assessment of shared services in multi-occupancy buildings. | Detailed inspection of all accessible shared services with specific recommendations regarding maintenance responsibilities. |
| Grounds & Outbuildings | ||
| Garages | Basic assessment of structure and condition. | Detailed inspection of structure, roof, doors, and services. Specific repair recommendations provided. |
| Outbuildings | Visual assessment of condition and construction. | Comprehensive inspection of all outbuildings including structure, weatherproofing, and services with specific repair guidance. |
| Gardens | General assessment of condition and maintenance. | Comprehensive assessment of boundaries, surfaces, drainage, retaining structures, and vegetation. Detailed analysis of any issues affecting the property. |
| Legal Matters | ||
| Regulatory | Identification of obvious planning or building regulation concerns. | Detailed assessment of compliance issues with specific recommendations for further legal investigation. |
| Guarantees | Basic assessment of any guarantees mentioned by the vendor. | Comprehensive assessment of all relevant guarantees and warranties with detailed recommendations for legal verification. |
| Other Legal | Identification of other legal issues requiring further investigation. | Detailed assessment of boundary issues, rights of way, shared responsibilities, and other legal matters with specific recommendations. |
| Risks | ||
| Risks to Building | Identification and listing of risks. Brief explanation provided. | Comprehensive assessment of all risks with detailed analysis. Specific recommendations for mitigation and resolution. |
| Risks to Grounds | Basic assessment of flooding, landslip, or other environmental risks. | Detailed analysis of all ground-related risks with specific recommendations for further investigation and mitigation. |
| Risks to People | Identification and listing of safety risks. Brief explanation provided. | Detailed assessment of all safety hazards with specific recommendations for addressing each issue. |
| Energy Efficiency | ||
| Insulation | Assessment of insulation elements. Recommendations for improvements with explanation of benefits. | |
| Heating | Analysis of heating system efficiency with recommendations for improvements and potential cost savings. | |
| Lighting | Assessment of lighting systems with recommendations for energy-efficient upgrades. | |
| Ventilation | Inspection of ventilation systems with analysis of effectiveness and recommendations for improvements. | |
| General Energy Efficiency | Basic overview of energy performance. Checks for discrepancies with EPC. | Assessment of energy performance. Analysis of EPC recommendations with specific advice on appropriateness and implementation. |
