Difference Between Level 2 and Level 3 RICS Property Surveys.

BucketFull

Hi all.

Does a Level 3 survey include every aspect of a Level 2 survey, or is it a different type of survey altogether, concentrating mainly on structure?

Thanks.

user1977

I don't think there's anything from Level 2 which it omits.

BucketFull

Thanks for your reply. It's only a cheap, 'normal' one bedroom house with no plans of changing anything, so, I'd think that a Level 3 would be overkill, however, there is a clause in the contract which states that the house is being sold "as seen", which has really scared me into thinking that I may need a more thorough survey than Level 2.

user1977

BucketFull said:

Thanks for your reply. It's only a cheap, 'normal' one bedroom house with no plans of changing anything, so, I'd think that a Level 3 would be overkill, however, there is a clause in the contract which states that the house is being sold "as seen", which has really scared me into thinking that I may need a more thorough survey than Level 2.

I don't think that should make a difference - nobody advises you to rely on warranties from the vendor (which are going to be pretty limited anyway) as an alternative to getting an appropriately thorough survey. 

BucketFull

Thanks. Sorry, is your reply implying that a Level 3 would be the better option or that Level 2 would suffice?

user1977

BucketFull said:

Thanks. Sorry, is your reply implying that a Level 3 would be the better option or that Level 2 would suffice?

I would get whatever your choice would have been if you hadn't been scared by the "as seen" comment.

BucketFull

Haha, OK thanks.

Van_Girl

A Level 3 will cover everything a Level 2 does, but will go into more specific detail on defects and any remedial works required. It will also provide you with a cost estimate for any required repairs - however, this is a price guide only. You can request cost estimates on a Level 2, which you'll probably pay a bit more for. Generally, you'd be better getting builders quotes for any works which are highlighted. 

It will also give you more detail on the location, area, setting etc, which a Level 2 won't go into

If it's an older property (before maybe 1950), non-traditional construction, layout has significantly changed, or is in any way unusual, I'd recommend a Level 3. But for most people, a Level 2 is enough

Just to note, neither are intrusive, so won't move furniture, lift carpets or that type of thing (although I do if I can get away with it, and if I think I need to - and if the Vendor doesn't mind!)

p00hsticks

There's a simple guide to what each of the different levels of RICS survey cover on the RICS website at the bottom of the document here
helping-you-choose-the-right-survey.pdf (rics.org) 

BucketFull

Thanks. I've been told the property is around the 1920s, but it just seems an ordinary non-special house. As you can imagine, I have read quite a bit about different types of survey! From what I have read so far, it seems different surveyors do things differently, for example one surveyor describes their Level 3 as 'invasive', whilst another states it's based 'broadly' on the RICS survey (both RICS surveyors).

I think I might go with a Level 2 and then spend more on remedial action or specialised surveys if necessary on any areas of concern that they highlight.

BucketFull

Hi all.

Just an update. I ended up going for a Level 3 survey and was very happy with the surveyor and the report. When I say I was happy with the report, I mean the surveyor's work, not the results of the report, as there was a lot wrong with the house.

Thanks for all the replies and advice.