Do I need a Level 2 Home Survey or a Level 3 Building Survey in Berkshire?
The type of survey you require depends entirely on the age, size, and general condition of the property you are purchasing. Use the comparison below to determine which RICS inspection is right for your transaction:
Inspection Detail | RICS Level 2 Home Survey (formerly HomeBuyer Report) | RICS Level 3 Home Survey (formerly Full Structural Survey) |
|---|---|---|
Inspection Best Suited For | RICS Level 2 Home Survey Conventional, modern properties (built post-1990) of standard construction. | RICS Level 3 Home Survey Older, historic, or large properties, or those of non-standard construction. |
Inspection Property Condition | RICS Level 2 Home Survey Homes appearing to be in a reasonable, well-maintained state. | RICS Level 3 Home Survey Homes that are noticeably dilapidated or have been extensively altered. |
Inspection Depth of Inspection | RICS Level 2 Home Survey Surface-level visual inspection of accessible areas to highlight major faults. | RICS Level 3 Home Survey In-depth analysis of the property's structure, fabric, and integrity. |
Inspection Future Plans | RICS Level 2 Home Survey Buyers looking for a general overview before moving in. | RICS Level 3 Home Survey Buyers planning significant structural renovations or extensions. |
Inspection Advice Provided | RICS Level 2 Home Survey Highlights urgent defects that may affect the property's value. | RICS Level 3 Home Survey Detailed advice on defects, repair options, and ongoing maintenance consequences. |
Local Property Characteristics in Berkshire
Properties built in this area have certain standard characteristics which dictate what type of survey you'll need for your property. Here is a table of different factors that could affect your property and require further investigation by your RICS surveyor:
Characteristic/Risk | Details |
|---|---|
Japanese Knotweed Risk: | Check the Environet heatmap to confirm. Source: Environment Agency & Environet UK Heatmap Data |
Listed Buildings: (Such as Grade I, Grade II*, and Grade II in Berkshire) | There are circa 1 to 20 listed buildings in the local area. Note: Estimated based on the location's common property types and proximity from the data at Historic England. Your actual property may have a different characteristic or risk. Source: Historic England |
Ground Stability: Flags a risk for subsidence. | This area has a moderate risk of ground instability. Your conveyancer will review standard environmental searches to ensure no specific geological risks affect your property. Source: The British Geological Survey (BGS) |
Berkshire Specific Property Info |
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Expert Tip: Check for Ground Instability and Subsidence
With a flagged risk for ground instability in Berkshire, such as shrink-swell clay, the property's foundations are more susceptible to seasonal movement and structural cracking.
Your RICS surveyor will thoroughly inspect the load-bearing walls for signs of subsidence, and this risk will be further detailed in your local environmental searches.
Local Building Survey Berkshire
Our Building Surveyors specialise in the local area and have completed house surveys in Ascot, Reading, Slough, Bracknell, Maidenhead, Ashford and Windsor.
We work with specialist RICS Building Surveyors to undertake Home Buyers Surveys in Berkshire. Whether you are buying an old run down 'doer upper' or standard construction freehold house, our RICS surveyors have seen them all.
With a vast number of years of experience completing building surveys on properties in Berkshire we'll be able to give you the detailed Berkshire HomeBuyers report that you will need to know and what defects there are with your property.
Defects flagged in a Berkshire Home Buyers Survey
Local Tip: Subsidence
Properties in Berkshire built in close proximity to the path of the River Thames and the River Kennet and other watercourses have been subject to flood warnings and alerts from time to time.
If you are concerned that a property you are looking to buy is in a flood risk area, you should consider getting a flood risk report.
Local Tip: Damp
According to the UK Health Security Agency, some areas of Berkshire, including around Newbury and a section of the north of Reading/Caversham (including streets such as Sheridan Avenue) , are in a raised radon area, with properties built there having a higher probability than average of experiencing ground Radon emissions.
The raised Radon areas have a maximum radon potential of 3 - 5% (the percentage is the chance of a property being built where Radon emissions might measure above the action level).
If you are concerned that a property you are buying is in an area of raised Radon, please click to visit UK Health Security Agency's UK Radon Map. Click also to find out more about Radon, Radon property searches and much more.
Local Tip: Asbestos
Some properties in Berkshire are located nearby to existing or proposed sites for wind farms or wind turbines.
A recent environmental search carried out for a property in Drake Way, Reading, for example, flagged up that the property was built within 4km of existing or proposed wind farms or turbines.
The location of wind farms or turbines can be contentious due to visual and auditory impact.
Why Choose SAM Conveyancing for your Home Survey?
In helping over 15,339 survey clients since 2014, we've learned a lot about surveys in Berkshire using our panel of over 100 Royal Institution of Chartered Surveyors (RICS). Your Berkshire surveyor will be local to your property, so whether you're worried about subsidence, damp, infestations, extensions, or even just for peace of mind, we've got you covered.
Our HomeBuyers Survey costs are fixed and competitive, as you'll see from all our Excellent reviews on Trustpilot. This means you don't have to break the bank to get a full health check on your new home. Get a Home Buyer Survey Quote today, or if you're not sure which survey to choose and want to know the difference between a Level 2 Home Survey and a Level 3 Building Survey, then give us a cal,l and we'll happily tell you what you need - 01753 208 184 (local call charges apply).
What defects are flagged in a Homebuyer's Survey?
Cracks are inspected and in the report will confirm if you need a structural engineer as there are signs of historical or current movement.
The RICS surveyor will use a moisture meter in the rooms and report any high levels along with any mould or damp causing damage to the walls/windows.
The wooden door frames and windows will be inspected for rotting and wood worm.
The surveyor looks for signs of infestations through droppings, damage to piping/flooring and in some cases finding where the nest is.
The surveyor will check the grounds of the property and, where possible, check over the fences to neighbouring plots to identify if there is a risk of Japanese knotweed.
The surveyor lifts up accessible man hole covers to check if the drains are blocked. You may need to get your drains inspected with CCTV.
The surveyor will enter into the roof/loft space if there is a safe and accessible ladder. They'll look for insulation, signs of leaking and and damage.
Download an Example Level 2 and Level 3 Home Survey
Property Survey FAQs for Berkshire
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RICS Level 2 Home Survey with a Valuation
A RICS Level 2 Home Survey, which used to be called the HomeBuyer Report or a Home Buyer Survey, is generally suitable for:
- Bungalows
- Flats
- Standard construction houses
The majority of Berkshire's leasehold flats require only a RICS HomeBuyer Report but for any Victorian conversions, a Building Survey may well be required.
RICS Level 3 Building Survey
A Level 3 Home Survey, also known as a Building Survey or a full structural, is the most comprehensive visual inspection a RICS surveyor can provide on a property in Berkshire. It is suitable for:
- complex buildings, for example those that have been extensively extended and altered
- unique or older historic properties
- properties in poor condition; or
- those where the client is planning to carry out extensive repair and refurbishment work.
Speak to one of our team on 01753 208 184 to find out if your property suits a RICS Building Survey, or read our article Which Home Buyers Survey suits your property .
