How to Choose the Right Property Survey for Your Needs
When you’re buying, selling, or valuing a home in the Northeast, one of the biggest decisions you’ll make is choosing the right property survey. The right survey can save you thousands, give you peace of mind, and help you avoid nasty surprises down the line. But with different types of property surveys in the Northeast available – from a simple valuation to a full Level 3 property survey, how do you know which one is right for your situation?
At Fife & Kimmitt Surveyors, our team of RICS surveyors in the North East specialises in helping homeowners, buyers, and investors make informed decisions with clear, practical advice. Below, we’ll walk you through the main types of residential surveys and valuations, explain the differences, and help you work out which is best for your needs.
Contents
- Why Property Surveys Matter
- Types of Property Surveys
- Choosing the Right Survey for Your Situation
- Why Choose a Local RICS Surveyor?
- Frequently Asked Questions
- What type of house survey do I need?
- Should I have a Level 2 or Level 3 survey?
- What are the three types of property surveys?
- How much should a survey cost in the UK?
- Is a RICS survey worth it?
- What would be considered a structural red flag?
- Does a survey include electrical, gas, or plumbing checks?
- What’s the difference between a survey and a mortgage valuation?
- How long does a house survey take?
Why Property Surveys Matter
Many buyers assume a lender’s mortgage valuation is the same as a survey. It’s not. A mortgage valuation vs. a property survey is a common point of confusion. A valuation is for the lender; it only confirms that the property is worth what you’re paying. It won’t tell you about structural issues, damp, or hidden defects that could cost you a fortune to fix.
A proper RICS home survey gives you a detailed, independent report on the property’s condition, helping you buy with confidence. That’s why working with a chartered surveyor and ideally a local one is so important. (See: Why RICS Property Surveys Matter in the North East).
Types of Property Surveys
Level 2 Property Survey (Homebuyer Report)
A Level 2 property survey, often called a homebuyer report, is the most popular choice for conventional houses, flats, and bungalows in reasonable condition. It covers:
- Visible issues like damp, subsidence, or roof problems
- Urgent repairs or potential risks
- A clear condition rating system for each part of the property
- The option to include a home survey Level 2 with valuation
This survey is ideal if you’re buying a fairly modern home and just need reassurance about its overall condition. Learn more about RICS home surveys.
Level 3 Property Survey (Building Survey)
A Level 3 property survey, also known as a building survey, is the most thorough option. It provides a detailed analysis of the property’s structure and condition, including:
- Comprehensive inspection of all accessible areas
- Detailed explanation of defects and what they mean
- Repair options and potential costs
- Professional advice on future maintenance
This survey is best for older, unusual, or significantly altered properties or when you’re planning major renovations. It’s the gold standard for a thorough property inspection.
Property Valuations
Sometimes you don’t need a full survey but a clear, professional valuation. At Fife & Kimmitt Surveyors, our RICS registered valuers provide impartial property valuations in the North East for a range of needs, including:
- Help to Buy valuations
- Right to Buy & Right to Acquire surveys
- Inheritance tax property valuations
- Matrimonial property surveys
- Investment property surveys and rental assessment surveys
These valuations meet strict RICS standards and are widely accepted for legal and financial purposes.
Choosing the Right Survey for Your Situation
Buying a home: A homebuyer report (Level 2 survey) is usually sufficient, unless the property is older or in poor condition, in which case a Level 3 building survey is best.
Selling a home: A survey can flag issues early, making the sale smoother.
Investors/landlords: Consider a rental assessment survey or investment property survey.
Legal/financial matters: For inheritance, divorce, or Right to Buy, a formal RICS valuation is required.
Still unsure? Our team offers professional property advice tailored to your situation.
Let’s Get You Started
Why Choose a Local RICS Surveyor?
Not all surveys are equal. Big national chains often provide “tick-box” reports with little local insight. By contrast, a local surveyor in Durham or Sunderland is familiar with the common building types, regional issues (such as old colliery housing or coastal weathering), and local property values.
At Fife & Kimmitt, our Northeast property experts combine local knowledge with RICS accreditation to provide you with clear and reliable reports. You’ll get a survey report explanation that’s easy to understand – no jargon, no guesswork.
Final Thoughts
Whether you need a Level 2 property survey, a Level 3 property survey, or a tailored valuation, choosing the right service is crucial to protect your investment. At Fife & Kimmitt Surveyors, we pride ourselves on being approachable, thorough, and transparent.
Ready to book a survey or need advice on house survey costs? Contact us today for a no-obligation quote.
Frequently Asked Questions
What type of house survey do I need?
The type of property survey you need depends on the age, condition, and purpose of your purchase. A Level 2 property survey (Homebuyer Report) is ideal for conventional homes in reasonable condition, while a Level 3 property survey (Building Survey) is better for older or altered properties. If you only need a value for legal or financial reasons, a professional property valuation may be enough.
Should I have a Level 2 or Level 3 survey?
A Level 2 survey gives a clear overview of the property’s condition and highlights urgent issues, while a Level 3 survey provides a much more detailed analysis, including structural concerns and repair options. If you’re buying a modern property, a Level 2 is usually sufficient. For older homes, unusual builds, or properties needing renovation, a Level 3 is the safer choice.
What are the three types of property surveys?
The main types are:
- RICS Valuation (including Help to Buy, Right to Buy, matrimonial and inheritance tax valuations)
Each serves different purposes, from identifying building defects to providing accurate property valuations.
How much should a survey cost in the UK?
The cost varies by survey type and property size. For an exact quote, it’s best to contact your local surveyor.
Is a RICS survey worth it?
Yes, an RICS surveyor in the North East provides independent, professional advice you can trust. Unlike a mortgage valuation, an RICS survey protects you, the buyer, by flagging structural issues, defects, and risks before you commit to the purchase.
What would be considered a structural red flag?
Structural red flags include:
- Subsidence or major cracks in walls
- Evidence of damp or timber decay
- Roof movement or sagging
- Bulging brickwork
- Signs of poor-quality past repairs
A building defects survey or Level 3 property survey is best for investigating these issues in detail.
Does a survey include electrical, gas, or plumbing checks?
No – neither a Level 2 nor a Level 3 survey will carry out full tests on electrics, gas, or plumbing. However, the surveyor will flag visible issues and recommend further specialist inspections if necessary.
What’s the difference between a survey and a mortgage valuation?
A mortgage valuation only tells your lender that the property is worth the loan amount. A home survey is for you, highlighting defects, repairs, and risks so you know exactly what you’re buying.
How long does a house survey take?
- Level 2 survey: usually 2–4 hours on site
- Level 3 survey: can take most of the day, depending on size and complexity
You’ll normally receive the report within a few days afterwards.