Level 3 Building Survey Report

Do you need a level 3 survey?

We appear to have got to the stage now where Level 3 building surveys are used for older properties, those in poor condition or of high value, with a Level 2 survey being used for more modern properties, say those built after the 1960s, where it is anticipated that the scope of defects encountered will be much less and, hence, the need for a report that is not as comprehensive.

However, we would see this approach as being somewhat flawed for a number of reasons.  That is not to say that Level 2 surveys do not have their place, but those commissioning them should be aware of their limitations.

Why we recommend a comprehensive level 3 building survey

Here at James Ross & Co we want to give the perspective buyer as much information as we possibly can so they can make an informed decision about the next steps to take. Whilst level 2 homebuyer reports do have their place we find ourselves that the homebuyer report has limitations which means often detail and depth are missed.

• More detailed analysis – A Level 3 survey explains the cause of defects and possible repairs, not just the issue itself.
• Greater depth of inspection – The report provides more thorough coverage of potential problems within the property. This also highlights any potential future issues, giving you the confidence to know what you need to budget for in the future.
• More photographic evidence – Typically 30–80 photographs are included to clearly illustrate findings, compared to around 12 in a Level 2 report.

Often it is recommended that a level 3 survey are only needed for older properties, but the above points apply to houses of any age. From our years of experience it isn't just age of a house which is an important aspect to consider when choosing which report to go for.

On a recent inspection of a 1980s property, not particularly neglected, we found 35 specific defects, which would have been difficult to cover comprehensively in a Level 2 survey, given its reduced scope and the template format under which it is produced.

We are not ruling out Level 2 surveys, as they have some limited use for certain properties, but it is incorrect to assume that any property built from the 1930s onwards does not need a Level 3 survey.  Given its scope, enhanced information and significantly increased photographic record, it should always be considered the best option.

Photographs

Both types of survey include photographs, which you will find useful as both supporting documentation for your report, and to help you visualise any issues that are mentioned. The Homebuyer Report is limited to 12 photos, whilst the Building Survey usually includes many more (around 50-80 photographs).

Other benefits

A more detailed survey can give you the insights needed to negotiate a better purchase price. With this additional information, you can also plan for any future work and determine whether the seller’s asking price is justified. While no one wants to walk away from their dream home, a comprehensive report could save you from costly surprises, such as major repairs you haven’t budgeted for.

A full report also provides peace of mind, allowing you to take preventative measures rather than reactive ones. You can move into your new home confident that you’ve made a well-informed and secure purchase.

The drawbacks of level 2 surveys

Many companies who offer level 2 surveys will often have to do 2-3 surveys a day in order for it to be a sustainable business for them, with this the reports are often found lacking and do not go into the same level of depth that level 3 surveys can offer. In additionto limited photography here are a few other drawbacks to a level 2 report.

• Less guidance on repairs and maintenance – It may identify defects without explaining how they should be fixed or monitored.
• Potentially missed complexity – Because it is more surface-level, underlying structural or construction issues may not be fully explored.

Buying a property is the largest investment most people make. If you'd like advice on which survey is most suitable for your property, feel free to contact us for a no-obligation discussion.