Homebuyer Report vs Building Survey | RICS Level 2 vs RICS Level 3 

As a prospective homebuyer, selecting the correct type of survey to determine the condition of the property can be a critical step in the home-buying process, often confusing due to the myriad of options available. This article aims to clarify the main difference between a Homebuyer Report vs Building Survey, two of the most popular choices regarding property surveys.

Homebuyers Report - RICS Level 2

A Homebuyer Report, issued by an accredited RICS (Royal Institute of Chartered Surveyors) surveyor, is a detailed visual inspection of a property designed to uncover any hidden issues that might affect your decision to purchase the property. The surveyor meticulously assesses the readily accessible areas of the property and identifies any immediate or potential defects that could incur repair costs in the future. This survey level is typically suitable for modern or older properties that appear to be in a reasonable condition. Alongside identifying defects, the Homebuyer Report can include a market and reinstatement valuation (at an additional cost), providing an accurate estimate of the property's value in the current property market.

The RICS Level 2 Homebuyers Report is a popular choice amongst modern home buyers, designed to provide an easy-to-read, detailed report on the condition of a property. Offered by the Royal Institution of Chartered Surveyors (RICS), this home survey occupies a midway level, offering more detail than a Level 1 Condition Report but less than a Level 3 Building Survey. This report utilises a ‘traffic light system’ to present its findings, making it straightforward to understand the surveyor’s assessment of the property's condition, including any visible defects that may affect the home's value.

Full Building Survey - RICS Level 3 (Full Structural Survey)

The RICS Level 3 Building Survey is a comprehensive survey designed to analyse a property's condition in more detail. This survey level is recommended for older properties or those made with unusual materials, where a thorough inspection is necessary to understand the property's structural integrity. The surveyor will highlight any significant issues and advise on potential repairs and ongoing maintenance. It's important to note that a building survey will cost more than a Homebuyer's Report due to its more detailed and time-consuming nature.

Although the Level 3 Building Survey provides much more detail, it is crucial to ascertain which type of survey is suitable for the property you want to buy, which can depend on several factors, such as the age and condition of the property. If you're purchasing a relatively modern home or a conventional bungalow that appears to be in good condition, a Level 2 Homebuyer's Report could suffice. However, for older buildings or those constructed with non-standard materials, a Level 3 Building Survey can provide the level of scrutiny required.

Homebuyers Reports vs Building Survey

By understanding the main differences between a Homebuyer Report and a Building Survey, you can make an informed decision that suits your specific needs and offers peace of mind about the state of your potential new home. As the adage goes, 'knowledge is power - knowing what to expect from each survey type can protect your investment and set the stage for a successful home-buying journey.

We understand that buying a property is a significant investment, and you need reassurance that it is a good investment. An independent and comprehensive survey by an RICS Surveyor could save you thousands of pounds in future repair bills or allow you to negotiate a realistic purchase price. But how to choose which one is suitable for your requirements?

HomeBuyer vs Building Survey, Harding Chartered Surveyors

Recent Reviews

HomeBuyer vs Building Survey, Harding Chartered Surveyors
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Harding Chartered Surveyors
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Based on 125 reviews
HomeBuyer vs Building Survey, Harding Chartered Surveyors
Kimberly L.
The team at Harding Surveyors is great and very customer-oriented. Kate assisted us all the way through the process - from our first inquiry up to the conclusion of the project. She was very informative and replies promptly.Alaa, our surveyor, was very thorough, asked all the relevant and difficult questions whilst having a good rapport with the property representative.Received the report on time with much needed and detailed information about the property.
HomeBuyer vs Building Survey, Harding Chartered Surveyors
Federico R.
Alaa was great, not only the report was very detailed and with good pictures, he has also been replying to my questions even a month after the survey took place.Alaa is also a structural engineer and this came in handy in my case. He took the time to explain, more than once as I am not an expert, all the critical points of the property.Also very quick turnaround of the report as I had urgent need to exchange contracts
HomeBuyer vs Building Survey, Harding Chartered Surveyors
Thomas G.
We used Hardings to compile an independent expert witness report for some poor workmanship we had completed at our home. Their report helped us win our case and reclaim our costs.The report was concise, succinct and detailed - providing everything we needed to win our claim.
HomeBuyer vs Building Survey, Harding Chartered Surveyors
Vincenzo R.
I have used Harding Chartered Surveyors service for a new build snagging survey. The report was thorough and detailed beyond expectations. The communication with the surveyor was excellent and the end-to-end process was very easy and efficient. I would definitely use them again and recommend to a friend.
HomeBuyer vs Building Survey, Harding Chartered Surveyors
Diane F.
The team at Harding Chartered Surveyors were fantastic to work with. Kate helped us identify the work we needed and arranged a surveyor to visit our property. Throughout, she was clear about timescales, costs, and next steps. Our surveyor, Scott Ingham, was thorough and helpful, speaking with us by phone immediately following the survey about the largest areas of concern (which, thankfully, were not major!). The report that was produced was easy to read and helped us understand what areas of the property might need work with approximate timelines and costs. All of the work happened on time, and there were no surprises in the process. Everyone was friendly, professional, and helpful. I highly recommend!!
HomeBuyer vs Building Survey, Harding Chartered Surveyors
Sarah M.
I highly recommend Hardings. All communication and interactions with them was high professional. Alaa dealt with my survey. He approached it with a high level and depth of knowledge, he was honest and considerate giving balanced advice. Throughout he was a pleasure to deal with.I also dealt with Kate making the arrangements. She was also prompt, professional and polite . Harding’s came highly recommended to me. My experience would endorse that they are a family run business with integrity and professionalism at their core.
HomeBuyer vs Building Survey, Harding Chartered Surveyors
Gary B.
Carried out a structural defect report and was very satisfied by the service provided. Millbrook Housing Association
HomeBuyer vs Building Survey, Harding Chartered Surveyors

Below is a diagram to help you find out which one is right for you, please contact us if you need any assistance.

HomeBuyer Report

£700 + VAT

Starting price



  • SUITABLE FOR:

    A conventional property in reasonable condition built from 1900 onwards, constructed using traditional methods such as brickwork, which has not been substantially altered or extended.
    E.g. a 2 bedroom purpose built flat in good condition.

  • A visual inspection of all accessible areas to assess the condition of the building.

  • Identifies issues that require repair or further investigation

  • Free expert verbal advice and after-care following the survey.

  • A less detailed inspection focussing on the more significant and urgent issues.

  • Uses a traffic light system to rate the condition of elements.

  • Does not include photographs.

  • Does not include technical repair advice or costings

  • Additional market valuation report available

  • Additional Insurance reinstatement cost report available

Building Survey

£800 + VAT

Starting price



  • SUITABLE FOR:
    Older period properties
    Large properties
    Substantially extended or altered properties
    Non-traditional construction
    In poor condition and dis-repair.
    E.g. an extended large Victorian house.

  • A visual inspection of all accessible areas to assess the condition of the building.

  • Identifies issues that require repair or further investigation.

  • Free expert verbal advice and after-care following the survey.

  • A more detailed inspection using specialist ‘Pole Cam’ cameras to difficult areas.

  • Highlights repairs and improvements that need to be undertaken.

  • Includes detailed photographs.

  • Provides technical repair advice and approximate costings.

  • Additional market valuation report available

  • Additional Insurance reinstatement cost report available

HomeBuyer vs Building Survey, Harding Chartered Surveyors
Harding Chartered Surveyors is an independent firm of RICS chartered surveyors. We understand that purchasing a home is one of the most important things you will ever do and, as such, take pride in guiding you through the process by offering a range of services.

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