Survey Guide
Choosing a survey comes down to two things: why you need it and what kind of property it is. This guide walks you through both, compares all seven of our surveys side by side and flags the common mistakes to avoid.
If you'd rather just ask, call us on 07375 390466 and we'll recommend the right survey for your property.
Start Here
The reason you need a survey narrows the choice down quickly. Find the situation closest to yours below.
Choose between a RICS Level 2 Home Survey, sometimes known as a Homebuyer Survey and a RICS Level 3 Home Survey, sometimes known as a Building Survey. The Level 2 suits conventional homes that appear to be in reasonable condition. The Level 3 is for older, larger, altered or run-down properties, or any home where you want detailed advice on repairs. The next section helps you decide which fits your property.
Choose a New Build Snagging Report. A standard survey isn't designed to check the finish and workmanship of a brand-new home, whereas a snagging inspection lists every defect for your developer to put right. It can be done before completion, if the developer allows access, or after you've moved in.
Choose a Buy To Let Survey. It includes a Level 2 style condition report plus a review of the 29 hazards in the Housing Health and Safety Rating System, which councils use to judge whether rented homes are safe. It's useful when buying an investment property or checking one you already let.
Choose a Home Insight Survey. Commissioned before your home goes on the market, it gives buyers, estate agents and conveyancers a full report on the property's condition from the start, so there are fewer surprises once an offer is agreed.
Choose a Specific Defect Report. If you're worried about a crack, damp, a leak or another known issue, this survey focuses on that problem, explains the most likely cause and sets out what repairs may be needed.
Choose a Schedule of Condition. It provides a detailed photographic record of a commercial or residential property's condition at the start of a lease, so landlord and tenant have an agreed record to refer back to.
Level 2 or Level 3?
If you're buying an existing home, the age, construction and condition of the property usually decide between a Level 2 and a Level 3 survey. These are general guidelines, as every property is different.
A Level 2 Home Survey is usually enough for a conventionally built modern home in reasonable condition. Consider a Level 3 if it has been significantly extended or altered, or if you've already spotted signs of problems.
Many inter-war semis and bungalows, common across Leigh-on-Sea, Rayleigh and Westcliff, are solidly built and suit a Level 2 survey if they're largely unaltered. If the property has a loft conversion, extensions, removed walls or visible cracking, a Level 3 will give you far more detail.
We generally recommend a Level 3 Survey for period properties. Solid walls, older roof structures, timber floors and decades of alterations mean there's more to inspect and more to explain.
Purpose-built flats in reasonable condition often suit a Level 2 survey. Flats in converted period houses, common in Westcliff-on-Sea and Southend-on-Sea, usually benefit from a Level 3, as the building is older and has been altered to create the flats.
Choose a Level 3 Survey for timber-framed, thatched, listed or non-traditional construction, or any property you plan to renovate.
At a Glance
A side-by-side summary of all seven surveys. None of our surveys include a market valuation.
| Survey | Who it's for | Best suited to | What you get |
|---|---|---|---|
| RICS Level 2 Home Survey (Homebuyer Survey) | Home buyers | Conventional homes in reasonable condition | Traffic-light condition ratings, visible defects and issues to investigate further |
| RICS Level 3 Home Survey (Building Survey) | Home buyers | Older, larger, altered or run-down homes | Detailed explanation of defects, likely causes, repair options and maintenance advice |
| Buy To Let Survey | Landlords and investors | Rental properties | Level 2 style condition report plus a review of the 29 HHSRS hazards |
| New Build Snagging Report | New build buyers | Newly built homes | A photographed list of defects and unfinished work for the developer to fix |
| Specific Defect Report | Owners, landlords and property managers | Any property with a known problem | The likely cause of the defect, repairs needed and any specialist advice required |
| Home Insight Survey | Homeowners and sellers | Homes about to go on the market | A Level 3 equivalent inspection with condition, legal, safety, environmental and climate risks |
| Schedule of Condition | Landlords and commercial tenants | Commercial and residential lettings | A dated, detailed photographic record of the property's condition |
Avoid These Mistakes
Get in touch
Send us the property details and tell us what you're planning, and we'll recommend the right survey and send you a quote.
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Send us a message, the property listing link and any photos or questions. Handy if you're busy during the day.
If you're unsure which survey you need, tell us about the property and your circumstance and we'll guide you through it.
Not necessarily. A Level 3 goes into more detail, but for a modern home in good condition that detail may add little. The best survey is the one that matches the property. We'll always tell you honestly if we think a Level 2 is enough.
Your report explains each issue and how serious it is. You can then ask the seller to carry out repairs, get quotes for the work, renegotiate the price or, in some cases, decide not to go ahead. We'll talk you through the findings on the follow-up call.
If you're the first owner of a brand-new home, choose a snagging inspection. For a house that's a few years old and being resold, a Level 2 Home Survey is usually the right choice.
Yes. For example, a landlord might have a Buy To Let Survey when buying and a Schedule of Condition before a new tenancy. Tell us what you're planning and we'll advise.
A Home Insight Survey gives you useful information early in the process. Whether you also commission your own survey is your choice. If you have questions about a Home Insight report on a property you're buying, speak to your conveyancer.
Yes, of course. Call, WhatsApp or email us with the property details and we'll recommend the right survey. There's no charge for advice on which survey to choose.
Our Surveys
From RICS Level 2 and Level 3 home surveys to new build snagging, buy to let and schedules of condition, we'll help you choose the right report for your property.
Get a Quote
Tell us the property address and the survey you need, and we'll come back to you with a quote.
Prefer to talk? Call or WhatsApp 07375 390466.
Lima Surveys is an independent firm of Chartered Building Surveyors based in Leigh-on-Sea, regulated by both RICS and the RPSA. Every survey is carried out and written by a Chartered Surveyor, with a clear photographic report issued within 5 working days and a follow-up call to talk through the findings. We cover the whole of Essex.
Lima Surveys Ltd
Leigh-on-Sea, Essex SS9 3PL
Registered in England & Wales, Company No. 13556609
Registered office: C/O Kingsley House, 22-24 Elm Road, Leigh-On-Sea, Essex, England, SS9 1SN.
VAT Reg No. 458 5578 39
T: 07375 390466
E: info@limasurveys.co.uk
