The short answer
Recommend a Level 2 for conventional, reasonably modern properties in fair condition where the client mainly wants to know about defects and repairs. Recommend a Level 3 for older, larger, altered, unusual or run-down properties, or when the client plans major works and wants the likely causes of defects, repair options and, where agreed, cost guidance.
Why the recommendation matters
Recommending the right level is part of giving good advice. Sell a Level 2 on a property that really needed a Level 3 and the report may leave the client with questions it can't answer, or with more "further investigation" recommendations than they expected. Push a Level 3 on a straightforward modern home and the client pays for depth they didn't need. Getting it right also helps you set clear terms of engagement, price the job fairly and plan your time on site.
The core difference
Both levels involve a visual inspection of the inside and outside of the main building and permanent outbuildings, and both use condition ratings. The difference is depth.
- Level 2 describes the condition of each element, rates it, and gives concise advice on repairs and maintenance. It can include a valuation.
- Level 3 goes further. It gives detailed advice on condition, describes the risk of hidden defects, proposes the most likely causes of defects, discusses repair options and, where practical and agreed, gives cost estimates and timescales.
Questions to ask the client
A short conversation at enquiry stage usually makes the choice clear:
- How old is the property, roughly? Do you know how it's built?
- Has it been extended, converted or substantially altered?
- Is it listed, in a conservation area, thatched, timber framed or unusual in any way?
- What condition does it seem to be in? Has it been empty for a while?
- Are you planning any work, such as an extension, loft conversion or renovation?
- What worries you most about the property?
- Do you also need a valuation, for example for your own peace of mind?
When a Level 2 is usually enough
A Level 2 is often the right fit when:
- the property is of a common type and conventional construction
- it appears to be in reasonable condition
- it hasn't been heavily altered, or the alterations look straightforward
- the client wants to know about defects, repairs and risks, rather than detailed repair advice
Many houses and flats from the last several decades fall into this group, but age alone shouldn't decide it. A well-kept older home of standard construction can suit a Level 2, while a newer one with obvious problems might not.
When to recommend a Level 3
A Level 3 is usually the better recommendation when:
- the property is older, larger or of non-standard or historic construction
- it has been extended or altered in ways that may affect the structure
- it's in poor condition, or there are signs of significant defects
- it's listed or in a conservation area, where repairs may need particular care
- the client plans major works and wants to understand what they're taking on
- the client wants cost guidance and repair options, and you're able to agree to provide them
A quick comparison
| Level 2 | Level 3 | |
|---|---|---|
| Best for | Conventional homes in reasonable condition | Older, larger, altered, unusual or run-down homes |
| Inspection | Visual, inside and out | Thorough, covering as much as is safely accessible |
| Advice | Concise advice on repairs and maintenance | Detailed advice, likely causes, repair options |
| Costs and timescales | Not usually | Where practical and agreed |
| Report length | Shorter | Longer and more detailed |
| Time on site and writing | Less | More |
When you only find out on site
Sometimes you arrive for a Level 2 and find a property that clearly needed more. The right response depends on your terms of engagement and your firm's procedures, but it usually means talking to the client before you go any further. Options might include changing the level of service, with new terms and a new fee, or carrying on with the Level 2 and making clear recommendations for further investigation where you can't reach a conclusion. Whatever you agree, put it in writing.
Explaining the choice to clients
Clients don't need the detail of the standard. They need to know what they'll get and why it suits their purchase. A short explanation often works best:
- Level 2: "We'll inspect the property and tell you about its condition, any defects and repairs, and anything your solicitor should check."
- Level 3: "We'll inspect in more detail and explain the likely causes of any problems, how they might be put right and, where we can, what that might cost."
This is general guidance. Your recommendation should follow the RICS Home Survey Standard, your firm's procedures and your own professional judgement about the property.
For an overview of all three levels, read RICS Level 1, 2 and 3 explained.
PropScribe supports both RICS Level 2 and Level 3 reports, so whichever you recommend, the capture on site and the first draft follow that report's own sections. See what's included. PropScribe is not affiliated with or endorsed by RICS.