Are you purchasing a property and not sure what type of survey you require or the difference between them? It is always useful as a purchaser to understand the differences before committing to a property survey but also noting that your chosen firm of surveyors/surveyor should guide you based on their knowledge and experience as to what is in their opinion, most appropriate based on the type and age of the property etc.

Level 2 (formerly a HomeBuyers)

A Level 2 Home Survey was formerly known as a HomeBuyers Survey and is generally best suited to properties which are not of an older type, are of standard forms of construction/materials, are not in a poor or dilapidated condition and have not been significantly extended or altered since their original construction. Things to note:

• Includes a visual non-invasive/destructive inspection of visible and accessible areas of the property and outbuildings internally and externally from ground level.
• Includes a visual non-invasive inspection of grounds where visible/accessible although not all land may be inspected if there are acres of land.
• Visual inspection of visible areas of service installations but no testing/checking will be carried out to confirm if the systems are safe or serviceable as these can only be carried out by qualified engineers. Unlike the Level 3, the surveyor is not obliged to try and test sample light switches and extractor fans to confirm their operation at the time of inspection.
• Use of equipment as necessary such as a moisture/damp meter, low-level ladder, binoculars, torch etc.
• Inspections and investigations are less extensive than a Level 3 (Building Survey) for example, when checking windows for operation and defects, the guidance for surveyors is to check one window from each elevation of the property or of each type where windows are of multiple types where possible as opposed to aiming to check all windows which would be included as part of a Level 3 where possible. When inspecting a roof space (where accessible/visible) the surveyor will not typically attempt to lift the corner of insulation to determine thickness or what lies beneath (which would aim to be undertaken as part of a Level 3).
• The report will talk about the main internal and external elements of the property and any defects found as part of the visual inspection, providing each relevant section with a Condition Rating. The report will also include a section relating to legal matters, risks, services and grounds but will not discuss future use, energy matters etc. unlike the Level 3 Home Survey. The report does not talk about local facilities, energy matters or include list/tables of repairs and further investigations which is again only included in a Level 3 Home Survey report.

Level 3 (formerly a Building Survey)

A Level 3 Home Survey was formerly known as a Building Survey and is generally best suited to properties which are of an older type including listed/historic properties, are in poor condition, have been significantly extended or altered since their original construction or there are significant planned works to the property. Things to note:

• Visual non-invasive/destructive inspection of visible and accessible areas of the property and outbuildings internally and externally from ground level.
• Visual inspection of grounds where visible/accessible although not all land may be inspected if there are acres of land.
• Visual inspection of visible areas of service installations. Whilst no form of testing/checking will be carried out to confirm if the systems are safe or serviceable, the surveyor should try and operate items such as extractor fans, a sample of lights etc.
• Use of equipment as necessary such as a moisture/damp meter, low-level ladder, binoculars, torch etc.
• A more extensive inspection and investigations where possible such as: lifting of corners of carpets etc. where the vendor is present and agreeable and damage will not be caused, a more extensive inspection (where safe and accessible) of roof spaces including where possible, lifting edges of the corners of insulation etc. to check their thickness and see any ceilings beneath.
• The report discusses each of the key constructional elements internally and externally of the property, what the surveyor believes their construction to comprise of based on their inspection, any defects discussed in detail with advice relating to repairs required, timescales etc. and a condition rating applied to each section.
• The report includes additional information not included in a Level 2 such as:
  • Further investigations table/list included
  • Repairs table/list included
  • The surveyor should advise in relation to the potential of hidden defects, describe discovered defects in more detail and provide information on possible repair timelines.
  • The survey aims to establish how the property is built, what materials are used and how these will perform in the future.
  • The report will include a section on energy matters and provide specific comments on energy efficiency.

Cockrams Surveyors have a wealth of not only property knowledge but also knowledge in respect of local considerations/factors. We can use our expertise to provide comprehensive Level 2 and Level 3 Home Surveys of residential properties. For that ‘peace of mind’ not only providing a report that highlights defects, but also notifies buyers of local issues, matters to investigate prior to commitment to purchase and professional advice to allow them to be informed in relation to their property purchase.

We cover: Truro, Penryn, Falmouth, Mylor, Flushing, Helford, Helston, Penzance, St, Just, The Lizard, St Ives, Hayle, Redruth, Camborne, Portreath, Perranporth, Newquay, St Mawes, Veryan, Gorran, St Austell, Par, St. Blazey, Liskeard, Fowey, Mevagissey, Lostwithiel, Wadebridge, Padstow, Rock, Looe and surrounding areas. Give our office a call for a no-obligation quotation.