If you’re buying a property in Cornwall, whether it’s a charming seaside cottage or a rural farmhouse, it’s essential to understand the condition of the building before you commit. That’s where a professional home survey comes in — but with different types available, which should you choose? In this blog, we’ll break down the difference between a Level 2 (Homebuyer) Survey and a Level 3 (Building) Survey, and explain which might be best for your property in Cornwall.

What Is a Home Survey?

A Home Survey is an expert assessment of a property’s condition, carried out by a qualified RICS Building Surveyor. It identifies any structural issues, urgent repairs, or any significant defects noted as part of the scope of the survey, which may not be obvious to a purchaser during a viewing. In Cornwall, where properties often feature older construction styles, coastal exposure, and unique materials like cob or granite, a professional survey is even more critical.

Level 2 Home Survey: Ideal for Conventional Properties

A Level 2 Home Survey, formerly known as a Homebuyer Report, is suitable for:

• Modern properties
• Properties of conventional/tradition construction 
• Properties that are not in an obviously poor or dilapidated condition 
• Properties which have not been significantly altered since their original construction 
• For a property of which the intending buyer(s) does not plan to undertake significant work to, such as significant alterations, renovations etc.

This survey provides a clear snapshot of the property’s condition, highlighting any significant defects and informing the buyer about the construction and condition of the property. It’s ideal for modern homes or flats located throughout Cornwall.

What it includes:

• A Visual inspection of safely accessible areas internally from internal floor level and externally from ground level with the aid of binoculars
• Advice on repairs and maintenance
• Assessment of damp, subsidence, and timber issues

There is also the option to include a Valuation as part of a Level 2 Home Survey which provides the surveyor’s opinion of the current market value of the property, with them having had the benefit of undertaking the survey.

Level 3 Home Survey: Essential for Older or Unusual Properties

A Level 3 Survey, formerly known as a Building Survey, is more in-depth and is highly recommended for: 

• Older properties
• Listed buildings
• Properties that have been significantly altered or extended • – Properties in an obviously poor condition • – Properties built using non-standard methods 
• A property where the buyer is intending to carry out significant work to the property

If you’re considering a traditional Cornish granite cottage or a coastal property subject to salt exposure, a Level 3 Survey will give you a detailed understanding of the property’s construction and materials as well as any identified significant defects and potential hidden defects/risks.

What it includes: 

• A detailed visual examination of available and safely accessible areas of the structure and fabric, together with more comprehensive investigations as part of the survey
• Comprehensive advice on defects, repairs, maintenance and potential for hidden defects/risks 
• Insights into historic building methods and materials

Why Home Surveys Matter in Cornwall

Cornwall’s unique geography and building construction and materials make surveys particularly important.

Common local issues include: 

• Lack of use of the correct materials for the construction and maintenance of properties, particularly older buildings and buildings in exposed locations 
• Damp and moisture penetration due to coastal weather amongst other reasons 
• Structural movement in older stone buildings • –
• Poorly executed extensions or holiday let conversions • –
• Lack of insulation or outdated wiring in period homes

A Level 2 or Level 3 Home Survey from a local, experienced Building Surveyor in Cornwall helps you make an informed purchase — and avoid expensive surprises.

Choose Local Expertise

At Cockrams Surveyors, we specialise in Level 2 and Level 3 home surveys across Cornwall, with a deep understanding of local building construction and environmental challenges. Whether you’re buying a holiday let in Padstow, relocating to a countryside farmhouse near Bodmin or buying your first home in Truro, we’re here to help you make a confident, well-informed decision. Book your Level 2 or Level 3 Home Survey today or get in touch for advice on the best option for your property.