Quick Decision Guide
Choose HomeBuyer Report
- Property built after 1980
- Standard construction methods
- Good visible condition
- Need a valuation included
- Budget-conscious choice
Choose Building Survey
- Property built before 1980
- Visible defects or concerns
- Unusual construction
- Planning renovations
- Listed or period property
Understanding RICS Survey Levels
The Royal Institution of Chartered Surveyors (RICS) standardizes property surveys into three levels, each designed for different property types and buyer needs. As a MRICS chartered surveyor with extensive experience in Devon and Cornwall, I'll help you understand the key differences between Level 2 (HomeBuyer Report) and Level 3 (Building Survey) to make the right choice for your property purchase.
HomeBuyer Report
What's Included:
- Property condition assessment
- Market valuation included
- Traffic light rating system
- Advice on legal issues
- Hazards and building regulations
- Matters for legal adviser
Best For:
Conventional properties in reasonable condition, typically built after 1980 using standard construction methods.
Building Survey
What's Included:
- Comprehensive structural analysis
- Detailed defect investigation
- Construction method assessment
- Repair cost estimates
- Maintenance recommendations
- Future issues prediction
Best For:
Older properties, unusual constructions, listed buildings, or properties with visible defects requiring detailed analysis.
Detailed Feature Comparison
Decision-Making Framework
Choosing the right survey type depends on several key factors. Use this decision framework to determine which survey best meets your needs:
Survey Selection Decision Tree
Property Age Assessment
Check when your property was built:
Modern construction methods, likely suitable for HomeBuyer Report unless other factors apply.
Older construction methods, likely requires Building Survey for thorough assessment.
Construction Type Evaluation
Consider the construction method:
- Standard brick/block: HomeBuyer Report suitable
- Timber frame: Building Survey recommended
- Steel frame: Building Survey recommended
- Concrete construction: Building Survey recommended
- Stone/cob walls: Building Survey essential
- Thatched roof: Building Survey essential
Condition Assessment
Evaluate visible condition during viewing:
Good Condition Signs
- No visible cracks or damage
- Well-maintained exterior
- Updated windows and doors
- Modern heating system
- Good decorative order
→ HomeBuyer Report likely sufficient
Concerning Signs
- Visible cracks in walls
- Damp patches or staining
- Sagging roof lines
- Old or failing windows
- Evidence of previous repairs
→ Building Survey recommended
Future Plans Consideration
Consider your renovation intentions:
- Decorating and furnishing
- Kitchen/bathroom updates
- Garden improvements
→ HomeBuyer Report sufficient
- Extensions or conversions
- Structural modifications
- Complete renovations
→ Building Survey essential
Cost-Benefit Analysis
Understanding the true value proposition of each survey type helps justify the investment:
2024 Cost Comparison
Value Delivered by Survey Type
HomeBuyer Report Value
- Market valuation: £200-400 value included
- Peace of mind: Professional assessment
- Negotiation tool: Identified issues for discussion
- Legal protection: Professional indemnity coverage
- Mortgage requirement: Often required by lenders
Building Survey Value
- Comprehensive analysis: Every accessible element
- Future planning: Maintenance schedules and costs
- Renovation guidance: Structural implications understood
- Risk mitigation: Major defects identified early
- Investment protection: Avoid costly surprises
Regional Considerations for Devon & Cornwall
Properties in our region face unique challenges that influence survey choice:
Coastal Properties
Salt Air Considerations
Properties within 5 miles of the coast face accelerated deterioration:
- Metal corrosion: Windows, gutters, and cavity wall ties deteriorate faster
- Concrete issues: Salt ingress causes reinforcement problems
- Paint failure: External decorations require more frequent renewal
- Recommendation: Building Survey for coastal properties over 30 years old
Rural and Period Properties
Traditional Construction
Devon and Cornwall's rich architectural heritage requires specialist knowledge:
- Cob construction: Unique to the Southwest, requires Building Survey
- Stone properties: Lime mortar pointing and drainage critical
- Thatched roofs: Specialist survey essential for maintenance planning
- Listed buildings: Building Survey mandatory for heritage features
Real-World Case Studies
Case Study 1: Modern Plymouth Townhouse
Property: 3-bed townhouse, built 1995, Plymstock
Purchase Price: £385,000
Survey Choice: HomeBuyer Report (£650)
Key Findings:
- Minor roof tile slippage (£400 repair)
- Boiler service overdue (£150)
- Garden boundary fence leaning (£300)
- Overall condition: Good
Outcome: Negotiated £1,000 reduction based on findings
SUCCESS
Right survey choice saved money and provided peace of mind
Case Study 2: Victorian Terrace
Property: 4-bed Victorian terrace, built 1890, Plymouth city centre
Purchase Price: £425,000
Survey Choice: Building Survey (£950)
Key Findings:
- Rising damp affecting front wall (£3,500 repair)
- Original slate roof needs overhaul (£12,000)
- Electrical system requires complete renewal (£4,500)
- Structural movement in rear extension (£2,000 monitoring)
Outcome: Negotiated £18,000 reduction, proceeded with purchase
ESSENTIAL
Building Survey prevented costly surprises and enabled informed negotiation
Making Your Decision
Final Decision Checklist
Choose HomeBuyer Report If:
- ✓ Property built after 1980
- ✓ Standard brick/block construction
- ✓ Good visible condition
- ✓ No renovation plans
- ✓ Need valuation included
- ✓ Budget-conscious choice
Choose Building Survey If:
- ✓ Property built before 1980
- ✓ Unusual construction methods
- ✓ Visible defects or concerns
- ✓ Planning major renovations
- ✓ Listed or period property
- ✓ Maximum protection needed
Expert Recommendation
As a RICS chartered surveyor, I recommend erring on the side of caution. If you're uncertain between the two options, the additional cost of a Building Survey is usually justified by the comprehensive information provided. The detailed analysis can save thousands in unexpected repair costs and provides invaluable peace of mind.
Need Personalized Advice?
Not sure which survey is right for your property? Our RICS chartered surveyors offer free consultations to help you make the best choice for your specific situation.
Get Expert Advice