AD. When you're buying a property, one of the key decisions you'll need to make early on is which type of survey to commission. While it’s tempting to think of surveys as an optional extra, skipping this step could lead to some nasty (and costly) surprises down the line. Two of the most common types of surveys are the HomeBuyer Report (Level 2) and the Building Survey (Level 3) - but how do you know which one is right for your situation? The answer largely depends on the type, age, and condition of the property you’re buying.
[Photo by Sieuwert Otterloo on Unsplash]
What is a HomeBuyer Report?
A HomeBuyer Report (Level 2) is designed to give you a clear overview of the property's condition without going into too much depth. It’s aimed at ‘lay clients’ - everyday buyers who want professional insight without the cost of a more intensive survey. The report covers the general condition of the main elements of the home and highlights any defects that could affect its current value or future resale.
Although it’s not exhaustive, a HomeBuyer Report typically includes:
- Visible signs of damp
- Timber decay or woodworm
- Infestations
- Cracks and signs of subsidence
- Issues with drains or manhole covers
- Problems in the roof space or loft
- Signs of Japanese knotweed
It’s worth noting that a HomeBuyer Report doesn’t include testing or invasive checks. If something looks suspicious, the surveyor will flag it and recommend further investigation. But if the defect is hidden and shows no outward signs, it may go undetected.
If you’re buying a modern, standard-construction property that hasn’t been significantly altered - and you don’t plan to carry out major building work - this type of report is often the best fit. You can book an instant home buyers survey online to get started quickly.
What is a Building Survey?
A Building Survey (Level 3) is far more detailed. It’s ideal for older properties, unusual builds, listed buildings, or any home that’s seen extensive alterations over time. This survey looks beneath the surface (where possible), and includes a thorough assessment of structure, condition, and potential defects.
In a Building Survey, you can expect:
- A deeper inspection of all accessible areas, including under floors and in the roof
- Advice on necessary repairs and future maintenance
- An assessment of the implications of defects (e.g., structural movement or damp ingress)
- Potential costs involved with putting things right
Because this survey is so comprehensive, it does cost more—but for complex or high-risk properties, it’s often well worth the investment.
How to Choose the Right Survey
Here’s a quick guide to help you decide:
| Property Type/Condition | Recommended Survey |
| Standard, modern construction (post-1990s) | HomeBuyer Report (Level 2) |
| Older property (pre-1900s or Victorian era) | Building Survey (Level 3) |
| Unusual build (e.g., timber-framed, thatched) | Building Survey (Level 3) |
| Major renovation planned | Building Survey (Level 3) |
| Signs of obvious defects | Building Survey (Level 3) |
| Flat in good condition | HomeBuyer Report (Level 2) |
If you’re still unsure, ask yourself: How much do I know about the property already, and how much could go wrong if something is missed? A cheaper survey might seem like a saving, but it could be a false economy if it doesn’t give you the full picture.
Final Thoughts
Choosing the right survey is all about risk and reassurance. For newer homes or flats in good condition, a HomeBuyer Report offers an affordable and efficient check-up. But for anything older, larger, or more complex, a Building Survey provides peace of mind with its thorough analysis.
Either way, investing in a professional survey is a smart move—it gives you the confidence to proceed, negotiate, or walk away if necessary.
