Do I need a Level 2 Home Survey or a Level 3 Building Survey in London?
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 London
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: | There are a number of locations within London that have a high-risk for Japanese Knotweed. Your RICS surveyor should inspect your property and neighbouring property's grounds for any signs of the invasive plant. Source: Environment Agency & Environet UK Heatmap Data |
Listed Buildings: (Such as Grade I, Grade II*, and Grade II in London) | There are over 20 listed buildings in the local area. These will always require a Level 3 Home Survey, provided by a surveyor with the requisite experience. We have an experienced RICS surveyor who can help 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. | Properties in this location are flagged as having a high risk of ground instability (such as subsidence or shrink-swell clay). Your solicitor will recommend a comprehensive environmental and ground stability search, and you should obtain a RICS Home Survey to inspect the physical construction of the property. Source: The British Geological Survey (BGS) |
London Specific Property Info |
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Expert Tip: Check for Ground Instability and Subsidence
With a flagged risk for ground instability in London, 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.
Chartered Surveyor, RICS Registered Valuer
Local Building Survey London
Our Building Surveyors specialise in the local area and have completed house surveys in West London, North London, South London, East London, South West London, North West London and South East London.
We work with specialist RICS Building Surveyors to undertake Home Buyers Surveys in London. 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 London we'll be able to give you the detailed London HomeBuyers report that you will need to know and what defects there are with your property.
Defects flagged in a London Home Buyers Survey
Local Tip: Subsidence
London soil has high clay content and the highest shrink-swell clay hazard in the country. This can cause ground movement, particularly in periods of especially dry or wet weather. This shifting can cause buildings to subside
Subsidence can destabilise the structure and open cracks, allowing water ingress and further damage to the building. If it has to be underpinned, remediation can cost between £5,000 and £80,000. Your RICS surveyor is trained to spot early signs of subsidence and will flag these in your report.
Local Tip: Damp
Flood warning and alert areas in London are most prevalent along the River Thames, the Lea Valley, and the River Roding, as well as around the Rivers Wandle, Colne, Brent, Lee, Pinn, and Ravensbourne, among others.
If you are concerned that a property you are looking to buy is in a flood risk area, you should also consider getting a flood risk report.
Local Tip: Asbestos
A high proportion of London is built on clay soil which has a higher chance of shrinkage that can cause or lead to subsidence. To find out more read - What is Subsidence?
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 London using our panel of over 100 Royal Institution of Chartered Surveyors (RICS). Your London 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 - 0207 112 5388 (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 London
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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 London'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 London. 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 0207 112 5388 to find out if your property suits a RICS Building Survey, or read our article Which Home Buyers Survey suits your property .
