Do I need a Level 2 Home Survey or a Level 3 Building Survey in Oxford?
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 Oxford
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 Oxford) | 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. | 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) |
Oxford Specific Property Info |
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Expert Tip: Check for Ground Instability and Subsidence
With a flagged risk for ground instability in Oxford, 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 Oxford
Our Building Surveyors specialise in the local area and have completed house surveys in London, Swindon, Bicester, Witney, Didcot, Aylesbury and Reading.
We work with specialist RICS Building Surveyors to undertake Home Buyers Surveys in Oxford. 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 Oxford we'll be able to give you the detailed Oxford HomeBuyers report that you will need to know and what defects there are with your property.
Defects flagged in a Oxford Home Buyers Survey
Local Tip: Subsidence
The River Thames divides around Oxford and homes in the vicinity of the River Thames or Isis to Oxford's west, including for example New Botley and North Hinksey Village, and in the vicinity of the River Cherwell to Oxford's east, including parts of New Marston and Sunnymead, are subject to flood warnings, as are for example New Hinksey, including in its locale streets such as Norreys Avenue and Sunningwell Road, which is just to the south of where the Isis and Cherwell join up.
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
As general advice, a damp proof course is a membrane of impervious material located in the walls just above ground level to prevent water rising through capillary action commonly known as rising damp. The recommended minimum clear distance between the damp proof course and the ground is 150mm.
Local Tip: Asbestos
To ventilate the sub-floor space of the original part of the ground floor, cast iron airbricks are provided at intervals at the base of the walls. A surveyor will inspect to see if these are adequate to ensure through-ventilation of the void and it is important that they are not blocked or obscured by dirt, leaves or paving.
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 Oxford using our panel of over 100 Royal Institution of Chartered Surveyors (RICS). Your Oxford 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 - 01865 922 089 (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 Oxford
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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 Oxford'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 Oxford. 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 01865 922 089 to find out if your property suits a RICS Building Survey, or read our article Which Home Buyers Survey suits your property .
