What’s the Difference Between a Level 1, Level 2 and Level 3 Property Survey
And how to choose the right one when buying a home.
Why Property Surveys Matter
Once your offer is accepted, it’s easy to assume the hard work is done. But, before you commit fully, there’s one step that can save you thousands - choosing the right property survey.
Surveys aren’t just a formality. They help you understand the condition of the property, highlight potential issues, and give you confidence that you’re not walking into unexpected costs after completion.
In the UK, most surveys fall into three levels. Here’s what each one does and who they’re best for.
Level 1 Survey – Condition Report
What it is
A Level 1 survey is the most basic type of survey available.
It provides a snapshot of the property’s condition using a simple traffic-light system (green, amber, red). This is usually completed by the mortgage lender in a physical valuation or desk top valuation.
What it covers
General condition of the property
Obvious defects
Matters requiring attention
No valuation or repair advice
What it doesn’t include
No market valuation
No detailed explanation of issues
No repair cost estimates
Who it’s suitable for
New-build properties
Homes in excellent condition
Buyers who want basic reassurance only
Mortgage lenders
When to think twice
If the property is older, altered, or you want negotiating power, this survey is often too light-touch.
Level 2 Survey – Homebuyer Survey
(Formerly known as the HomeBuyer Report)
What it is
The Level 2 survey is the most popular choice for homebuyers.
It goes deeper than Level 1 and flags issues that could affect value or future maintenance.
What it covers
Structural movement and damp
Roof, walls, windows, and services (visually inspected)
Defects that may need urgent attention
Advice on repairs and maintenance
Market valuation
Rebuild cost for insurance purposes
What it doesn’t include
No detailed structural analysis
No invasive inspection (floors aren’t lifted, walls not opened up)
Who it’s suitable for
Most conventional homes
Properties built in the last 100 years
Homes that appear in reasonable condition
Why buyers choose it
It strikes the best balance between cost, detail, and peace of mind, and often provides leverage if issues are uncovered before exchange.
Level 3 Survey – Building Survey
(Previously called a Full Structural Survey)
What it is
The Level 3 survey is the most comprehensive option available.
It’s a detailed, technical inspection designed to uncover both visible and hidden issues.
What it covers
Full structural assessment
Roof space, floors, walls, and foundations
Damp, timber decay, subsidence
Alterations and extensions
Materials used in construction
Long-term maintenance advice
Repair options and likely consequences
What it may include
Photographs
Technical explanations
Specialist recommendations (e.g. structural engineer)
Who it’s suitable for
Older properties (Victorian, Edwardian, pre-1900)
Homes that have been extended or heavily altered
Properties in poor or unknown condition
Buyers planning major renovations
Why it’s worth it
Although more expensive, it can save significant money by identifying serious issues before you’re legally committed.
How This Links to Your Mortgage
A survey doesn’t just protect you, it can also affect your mortgage application.
If a survey reveals:
Structural movement
Severe damp
Unsafe construction
Non-standard materials
A lender may:
Retain funds
Request further reports
Reduce the loan amount
Or, in rare cases, decline the mortgage
Knowing what you’re buying early allows you and your broker to manage the mortgage process smoothly and avoid delays close to completion.
So, Which Survey Should You Choose?
As a general rule:
New or nearly new home? → Level 1
Standard house or flat? → Level 2
Older, unusual, or altered property? → Level 3
If you’re unsure, it’s always better to over-protect than under-protect.
One Final Tip
A survey isn’t about stopping you buying a property, it’s about making sure you buy it with your eyes open.
If a report highlights issues, it doesn’t mean walk away.
It often means:
Renegotiating the price
Asking for repairs
Or planning future costs properly
All of which puts you in control.
Manchester Independent Mortgages Ltd is authorised and regulated by the Financial Conduct Authority (FCA 431647). The information above is for guidance only and does not constitute personal advice. Your home may be repossessed if you do not keep up repayments on your mortgage.