Do I Need a Level 2 or Level 3 Survey?

Choosing the Right Survey

When buying a property, selecting the right type of survey is essential. Many buyers feel unsure about whether a Level 2 HomeBuyer Report or a Level 3 Building Survey is best for their situation. At LEM Building Surveying Ltd, we help you make the right call based on your property, budget, and peace of mind.

What is a Level 2 HomeBuyer Report?

The Level 2 survey is ideal for modern, conventionally built homes in reasonable condition. It includes:

• Visual inspection of accessible areas
• Overview of structure, roofs, walls, windows, and services
• Traffic-light ratings for condition issues
• Notes on any visible defects and maintenance concerns
• Basic repair and upkeep advice

Best suited for:

• Flats and houses built after 1945
• Homes with no significant alterations
• Buyers wanting a practical overview

What is a Level 3 Building Survey?

This is the most detailed inspection available—recommended for older, larger, or altered properties, or where issues are suspected. It includes all elements of the Level 2 report, plus:

• In-depth assessment of structure and materials
• Detailed advice on defects, repairs and long-term maintenance
• Photographs and technical observations
• Pre-renovation and restoration guidance

Best suited for:

• Homes built before 1945
• Properties that have been extended or converted
• Buildings with suspected damp, timber decay or structural concerns
• Buyers planning major refurbishment

Still Unsure? Let’s Chat

When in doubt, it’s better to be over-informed than under-prepared. We’re happy to help you choose the right survey—before you commit.

Why Choose LEM Building Surveying Ltd?

• Clear guidance: We explain what’s urgent vs cosmetic
• No jargon: Reports are written in plain English
• Personal service: You speak directly to your surveyor
• Local knowledge: We understand property types and common issues across North Wales and the North West