Level 2 & 3 Residential Building Surveys

Level Two Survey

The ISVA HomeSurvey is broadly equivalent to RICS Survey Level Two and is available exclusively from members of the Independent Surveyors’ and Valuers’ Association (other types of Level Two survey are available). The information is provided in a straightforward concise format, which is easy to read and understand.

The report is based on a visual inspection of as much of the interior and exterior of the building as is reasonably and safely accessible. A full description of the service is given in the Terms of Engagement and Scope of Work which your surveyor will provide. This type of report is suitable for most conventionally built residential properties. Your surveyor will advise you further in this respect, during the preliminary discussion.

The report includes comments on: the internal and external condition of the property (including an overview of the service installations); major defects or other shortcomings that, in the surveyors’ opinion, are likely to affect your decision to purchase; the overall condition of any permanent outbuildings and the site; and any particular points or issues that you should refer to your legal adviser. However, it is not as comprehensive as a Level Three Survey.

Level Three Survey

A Building Survey is suitable for all types of buildings but is advised if the property is pre-1850, Listed, in need of extensive repairs or if it is constructed using non-traditional building methods and materials.

The service consists of a detailed visual inspection of the building, its services and the grounds and is more extensive than a Home Survey Level Two. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so. Although the services are not tested, they are observed in normal operation. The report objectively describes the form of construction and materials used for different parts of the property and their condition. It provides an assessment of the relative importance of the defects/problems.

Additionally, it will describe the identifiable risk of potential or hidden defects in areas not inspected and propose the most probable cause of the defects, based on the inspection; outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair; make general recommendations in respect of the priority and likely timescale for necessary work. A full description of the service is given in the Terms of Engagement and Scope of Work which your surveyor will provide. There may also be an option to include, as an additional service to be agreed with your surveyor, an estimated rebuilding (or “reinstatement”) cost of the property for buildings insurance purposes.