Compare Level 2 Home Survey costs, HomeBuyer Report fees and Level 3 Building Survey prices before you instruct a residential survey.
Many buyers still search for a HomeBuyer Report, which is now commonly referred to as a RICS Level 2 Home Survey. This page also explains when a more detailed Level 3 Building Survey may be the better option, with guide prices and links to the relevant survey pages.
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Severn Surveyors Ltd provides independent RICS Home Surveys for buyers who want clear, practical advice before committing to purchase.
The report explains the condition of the property, key risks, matters requiring further investigation and issues your legal adviser may need to check before exchange of contracts.
The right survey depends on the age, construction, condition and complexity of the property, not just the purchase price. A cheaper survey is not always the right survey if the property is older, altered or more complex.
| Survey type | Usually suitable for | What it provides | Typical guide prices |
|---|---|---|---|
| RICS Level 2 Home Survey | Modern or conventional houses, flats and bungalows that appear to be in reasonable condition. This is the modern equivalent of what many buyers still call a HomeBuyer Report. | Condition ratings, significant defects, urgent matters and practical advice before purchase. | From around £400, depending on the property value and details. |
| RICS Level 3 Building Survey | Older, extended, altered, larger or more complex properties, including homes where works are planned or where more detailed advice is required. | More detailed inspection and reporting, with commentary on defects, likely causes, risks and repair considerations. | From around £400 to £1,200+, depending on the property value and details. |
The cost matters, but choosing the correct survey level is usually more important than choosing the cheapest option.
The property is relatively modern, conventionally built and appears to be in reasonable condition. This is often the right choice where buyers want clear condition ratings, significant defects and practical next steps.
The property is older, extended, altered, non-standard, visibly defective or you are planning works after purchase. A Level 3 survey provides more detailed commentary on construction, defects, likely causes and repair considerations.
Send the property address, age, type and any concerns. We will advise whether a Level 2 or Level 3 survey is likely to be more appropriate before you instruct.
A Level 2 survey gives a clear overview. A Level 3 survey provides deeper analysis where the property risk justifies a more detailed report.
| Feature | Level 2 Home Survey | Level 3 Building Survey |
|---|---|---|
| Best suited to | Conventional homes in reasonable condition. | Older, altered, extended or more complex homes. |
| Condition ratings | Included. | Included. |
| Defect advice | Clear advice on significant visible defects and risks. | More detailed explanation of defects, likely causes and repair considerations. |
| Repair planning | Useful for repair priorities and budgeting. | More suitable where works, alterations or significant repairs are anticipated. |
| Typical cost | Usually lower. | Usually higher due to the additional inspection and reporting detail. |
A survey is not just a formality. It can identify defects that may not be obvious during a viewing, including roof leaks, timber decay, dampness, poor alterations, drainage concerns and safety issues.
Understanding these matters before exchange can help you make an informed decision, seek further advice, obtain quotations or reconsider the purchase if significant risks are identified.
Real examples of issues that can affect repair costs, negotiation and your decision before exchange.
Roof coverings, flat roof details and concealed timbers can deteriorate, leading to hidden decay and costly repairs.
Open gaps between separating walls may affect fire protection and require further advice.
Rotten fascias, soffits and roofline details can indicate poor maintenance and further hidden deterioration.
Eroded verge mortar and open joints can allow water penetration and may require repair.
Missing or incomplete separating walls can be a significant safety and legal consideration.
Survey fees vary because every property is different. A fixed fee quotation should reflect the property, the survey level required and the amount of inspection and reporting needed.
Older, larger, extended or altered properties usually require more inspection time and more detailed reporting.
Non standard construction, complex roof forms, loft conversions, cellars and unusual alterations can affect the appropriate survey level.
A Level 3 Building Survey usually costs more than a Level 2 Home Survey because it provides more detailed inspection and reporting.
A residential survey helps you understand the property before you commit to purchase.
Roof defects, dampness, cracking, timber decay, poor workmanship and drainage concerns may all affect cost and risk.
Some issues are not obvious during a viewing and may only become apparent from a structured inspection.
The report may identify matters your legal adviser should check, including alterations, documentation and safety related issues.
Common questions about Level 2 Survey costs, Building Survey prices and what is included.
A HomeBuyer Report is now commonly referred to as a RICS Level 2 Home Survey. The guide price checker on this page shows typical prices by property value band, but final fees depend on the property details.
Level 2 Home Survey costs usually depend on the property value, type, size, location and complexity. You can read more on our Level 2 Home Survey page.
A Level 3 Building Survey usually costs more than a Level 2 survey because the inspection and report are more detailed. You can read more on our Level 3 Building Survey page.
A Level 2 survey is often suitable for modern or conventional properties in reasonable condition. A Level 3 survey is usually better for older, altered, extended, non-standard or visibly defective properties.
It can be, particularly where the property is older, altered or where repairs are likely. The extra detail can help you understand risk, likely causes and repair considerations before exchange.
Roof inspection forms part of the survey. Drone support is used where suitable, safe and weather permitting, although access, weather and local restrictions can affect what can be inspected.
The report will explain significant defects, risks and recommended next steps. This may include obtaining quotations, asking your legal adviser to make enquiries or arranging specialist investigation before exchange.
Yes. Send the property address, approximate age, construction type and any concerns, and we will advise whether a Level 2 or Level 3 survey appears more suitable.
This page is designed to help buyers compare typical house survey costs, property survey costs, home survey costs, Level 2 Survey costs and Level 3 Survey costs.
A Level 2 Survey is usually the lower-cost option for conventional properties in reasonable condition. A Level 3 Survey normally costs more because it involves a more detailed inspection and a more extensive report.
The final fee depends on the property type, size, age, value, complexity and location. For an accurate price, request a fixed fee quote before booking.
A HomeBuyer Survey is commonly referred to as a Level 2 Survey. The cost varies by property, but it is usually less than a Level 3 Building Survey.
Older homes, larger properties, unusual construction, outbuildings, extensive alterations and complex defects can increase the inspection time and the survey fee.
Compare our Level 2 Survey and Level 3 Survey services to decide which is likely to be most suitable.
The cost of a survey when buying a house depends on the type of survey, the property's size, age, condition and location. A Level 2 Survey is commonly used for more straightforward homes, while a Level 3 Survey is more detailed and usually costs more.
