Level 2 vs Level 3 survey when intending future extension?

birdboy89

Hi,

We're currently buying a house as FTB's (mortgage valuation booked!) and now want to arrange a survey. It's a 1960's mid terrace with a very dated interior but otherwise in apparently good condition inside and out so we're not expecting anything major to come up that we're not already aware of such as probably needing a full rewiring so a level 2 homebuyers report should be sufficient as I understand it. However, one thing we would like to consider down the line is a rear single story extension onto where the kitchen currently is in the next few years and possibly some form of solar setup in the longer term. Is there any real value in going for a level 3 building survey to inform that or is it unlikely to be that much more informative? Obviously we'd like to save money but price difference isn't that huge from the quotes I've had (~£200 difference) so we're prepared to spend the extra if its actually going to be useful!

Any advice appreciated.
Thanks.

[Deleted User]

The general rule of thumb is 100 years+ you go for level 3, otherwise level 2.

I have had both done, a level 3 for our current home which is an older property and we have had level 2's done for other purchases. They are both very similar and IMO level 2's are often clearer. For a 60s property I would definitely say level 2. It makes no difference that you are looking to extend.

Realistically a lot of the things you may be interested in they will likely mark as a red number 3 (such as electrics, gas etc). This doesn't mean there is or isn't an issue, they just generally mark them that they should be explored by a specialist at an additional cost so you wouldn't find out things regarding a rewire for example.

Anything significant with structure etc would still be flagged on a level 2. I can't see you'd get any benefit from going for a level 3.

Section62

birdboy89 said:

However, one thing we would like to consider down the line is a rear single story extension onto where the kitchen currently is in the next few years and possibly some form of solar setup in the longer term. Is there any real value in going for a level 3 building survey to inform that or is it unlikely to be that much more informative? Obviously we'd like to save money but price difference isn't that huge from the quotes I've had (~£200 difference) so we're prepared to spend the extra if its actually going to be useful!

I personally would put the extra money towards getting a comprehensive (including CCTV) drainage survey done instead.

Having the wrong kind of drains/sewers in the wrong place could seriously impact on the options you have for extending (and/or the cost of doing so).

Solar (on the roof) might be a problem if the roof structure is seriously weak, but unless it is weak to the extent it has to be replaced to keep the property safe and watertight then the economics of repairing/replacing the roof just to install solar might not stack up in any event. At which point you would need to consider whether you want solar for economic reasons, or if it is sufficiently important to you philosophically.

user1977

As above I think checking what's underground may be more relevant than looking at the existing structure.

birdboy89

Very helpful thank you, level 2 it is and we'll definitely consider a drainage survey as we hadn't thought that far ahead! As we're not likely to be in a position to add an extension for several years it may well be in time we'll decide not to bother but knowing from the outset if there are likely to be complications would be valuable.