HomePlus Survey (RICS Level 2) vs building survey (Level 3)

If you’re purchasing a property – or are looking to in the future – understanding its true condition is a crucial part of finding your dream home and protecting your money. That’s where property surveys come in.

But with more than one type of survey available, how do you know which is right for your situation?
At e.surv, we offer both the HomePlus Survey (RICS Level 2) and the more detailed RICS Level 3 Survey, each tailored to different property types and buyer needs.

In this guide, we’ll break down the key differences between the two, helping you make an informed decision with confidence.

What is a HomePlus Survey (RICS Level 2)?

A HomePlus Survey (RICS Level 2) is the minimum property inspection you should have when you’re looking at your dream property. Although there is a Level 1  Survey that you can opt for, it isn’t the most comprehensive and not backed by RICS. That’s why e.surv only offer HomePlus Survey (RICS Level 2) as standard.
 
Designed for homes in reasonable condition, a HomePlus Survey (RICS Level 2) provides an overview of the property’s visible issues, like damp, subsidence, or timber decay, but does not include the more detailed checks — like lifting loose or unfitted carpets or floorboards, for example.

What is a RICS Level 3 Survey?

A RICS Level 3 Survey – formerly known as a Structural Survey or Building Survey – is the most detailed home survey available.

It is ideal for older, larger, or altered properties and includes an in-depth assessment of the building’s materials, defects, and maintenance needs. Like the HomePlus (RICS Level 2) Survey, it provides repair recommendations and may include cost estimates for necessary work.

But unlike a HomePlus (Rics Level 2) Survey, it takes it a step further, examining  roof spaces and basements if it is safe to do so.

Both the HomePlus Survey (RICS Level 2) and the Level 3 Surveys are backed by RICS – the Royal Institution of Chartered Surveyors – that guarantee high standards for your peace of mind.

 HomePlus Survey (RICS Level 2) vs Level 3 Survey: A Comparison

To understand the differences between the two types of survey – like what’s covered, what types of buildings it’s suitable for and types of reporting – we’ve made a handy chart so you can make a decision with confidence..

Pros and Cons of HomePlus Survey (RICS Level 2) and RICS Level 3 Surveys

Knowing what you’re going to get in each type of survey is critical to helping you make the best decision when choosing a house.

Whether you have a standard house, or one that’s been heavily altered since its construction, your budget, the size of the property and its condition all play a part in your decision-making.

Here are the pros and cons of each survey.

HomePlus Survey (RICS Level 2)

To further help you make the right choice when it comes to your home survey, we’ve listed the pros and cons of each survey type.

Pros:

Cost-effective
HomePlus Survey (RICS Level 2) are generally cheaper than a Level 3 survey.

Covers key issues
HomePlus Survey (RICS Level 2) dig deep to uncover all of the major issues that could potentially lessen the value of a home in the future and prevent you running into problems after a purchase, like damp, subsidence, and structural movement.

Includes valuation
With e.surv, your HomePlus Survey (RICS Level 2) often includes market valuation and reinstatement cost for insurance – saving you the hassle of sorting this yourself.

Quicker turnaround
Because a HomePlus Survey (RICS Level 2) is the most common type of survey, you can book, undergo your survey and receive your report quickly.

Cons:

It’s not as comprehensive
Although thorough, HomePlus (RICS Level 2) surveys focus more on obvious structural issues and damage rather than looking indepth at structural and foundational ones. HomePlus Survey (RICS Level 2) surveyors typically don’t examine the structure, the condition of the floors, or into the attic.

It’s worth noting that the if basements, attics and other concealed spaces aren’t accessible to the surveyor or safe, they can’t be expected, no matter the level of survey.

Limited for older/altered homes
If your property is substantially older than most modern homes – or has undergone heavy renovations – HomePlus Survey (RICS Level 2) may be unsuitable for properties that are older, unusual, or in poor condition.

For homes likes these, it’s sometimes necessary to have a RICS Level 3 Survey instead of a HomePlus Survey (RICS Level 2).

No repair cost estimates with other providers
It’s not common practice to offer repair cost estimates as part of a HomePlus Survey (RICS Level 2). You might find that you’re not offered one if you use another provider.

RICS Level 3 Survey

Level 3 surveys are typically more detailed, but more expensive. See the pros and cons below.

Pros:

Highly detailed
RICS Level 3 Surveys are the most thorough surveys available, offering deeper inspection of structure and fabric of the property, including hidden elements like the walls and under loose carpet and floorboards where accessible.

Tailored advice
Any feedback in the report contains advice about the construction methods used, any potential defects that will need attention later down the line, and urgent repairs.

Includes cost estimates
Every estimated repair cost is covered in a fully comprehensive report, designed to give you the most information possible.

No nasty surprises
RICS Level 3 Surveys offer your best chance to uncover serious or hidden issues before purchase. As well as analysing things like structural defects, damp, and mould, they also go deeper – spotting damage in homes with even the most complex layouts and floorplans – giving you that extra layer of comfort for your investment.

Cons:
More expensive
Because of the extra level of detail given during a RICS Level 3 Survey – and that it’s recommended for older, rarer and structurally unique homes – you will often find it comes at a higher price.

Longer to complete
Extra and more thorough property checks do take longer to complete. This might not be the survey for you if you’re short on time.

No automatic valuation:
RICS Level 3 Surveys typically don’t include a market valuation unless requested separately.

How to Choose the Right RICS Survey for You

Making the best decision for you means knowing which survey to go for and when.

Before making your choice, there are several factors you’ll want to consider.

HomePlus Surveys (RICS Level 2) are the most common choice for modern homes, flats, and standard properties in good condition.

On the other hand, RICS Level 3 building surveys are a better option for older, larger, or complex properties that require a thorough inspection. RICS Level 3 Surveys are also needed for any non-standard constructions – for example, thatched roofs, timber buildings, and extensions and conversions.

If you’re looking for a quick turnaround, it’s also worth considering the timeframe of each survey. HomePlus Survey (RICS Level 2) are completed in less time than a Level 3 Survey, and you’ll receive a report more quickly – although this can depend on the size and layout of the property.

Finally, your choice of survey depends on your personal preference. Moving is stressful, so the additional checks conducted in a Level 3 Survey can offer you additional peace of mind that a HomePlus Survey (RICS Level 2) may not provide.

If the home looks in good condition – with no obvious or worrying signs of damage, leaks or subsidence – a HomePlus Survey (RICS Level 2) is often more than enough to uncover potential problems.

How e.surv Can Help You Choose Between a Level 2 vs Level 3 Survey

As the UK’s largest residential surveying services, e.surv delivers accurate property valuations, in-depth surveys, and trusted risk assessments.

Regulated by the Royal Institution of Chartered Surveyors (RICS), we offer HomePlus Surveys (RICS Level 2) and RICS Level 3 Building Surveys, both designed to provide detailed insights tailored to your specific property and needs.

Want to learn more about our services, how surveys work, or get useful home-buying tips? 
Explore our knowledge base for everything you need to know. 

Get in touch and request a quote today.