Homebuyers Report vs Building Survey

Buying a home is one of the biggest financial decisions you’ll make. To avoid any nasty surprises, it’s wise to get a survey. The main differences between a Homebuyers Report and a Building Survey are the level of detail and the scope of inspection, with the Building Survey providing a more comprehensive assessment.

But which one?

Most buyers choose between a Homebuyers Report (Level 2) and a Building Survey (Level 3). The main difference is that a Building Survey offers a more detailed and thorough inspection compared to a Homebuyers Report. Here’s what you need to know about choosing the right type of survey, which depends on factors like the property's age, condition, and whether you plan renovations.

What is a homebuyers report?

Also called a RICS Home Survey Level 2, a homebuyers report is ideal for properties in decent condition and of standard construction—think post-1950s homes with brick walls and tiled roofs.

It’s a visual inspection—surveyors don’t look behind walls or under floorboards. But they do examine roofs, plumbing, windows and more. Key features include:

• Focus on major issues like damp or structural movement, with the report highlighting any urgent defects that require immediate attention
• Condition rating system using traffic light colors (1 = good, 3 = serious concern) to help buyers quickly understand the urgency of repairs and the overall state of different property areas
• Optional market valuation and rebuild cost, so the report can include a market valuation to help buyers understand the property's value
• Typically 20–30 pages, clear and easy to follow

It’s the most popular choice for UK homebuyers, striking a good balance between detail and cost.

What is a building survey?

A building survey (Level 3) is the most detailed and most comprehensive survey available for property inspection. It’s recommended for:

• Older or period homes
• Properties in poor condition
• Non-standard construction (e.g. timber frame, thatched roofs)
• Homes with planned renovations
• Properties built with unusual materials or that have undergone significant renovations

The surveyor checks all accessible areas, including lofts, basements, and the roof space. Reports often exceed 50 pages, covering everything from structure to electrics, and may include identification of structural defects and serious damage that could affect the property. The report provides estimated costs and repair options for any issues found.

Unlike a homebuyers report, a valuation isn’t usually included unless requested. A building survey is sometimes referred to as a full building survey.

How much do they cost?

Survey costs vary depending on property size, location, and whether a valuation is included. As of mid-2025:

• Homebuyers report: £400–£1,000
• Building survey: £600–£1,500+

Some reports may also include a reinstatement cost or reinstatement costs figure, which is important for insurance purposes.

Expect higher fees in London and the South East. Older or complex homes will often cost more to inspect. Getting multiple quotes from RICS surveyors is a smart move.

Lender’s Valuation: How is it Different?

A lender’s valuation is often required when you apply for a mortgage, but it’s important to understand that this is not a comprehensive survey. The primary purpose of a lender’s valuation is to reassure the mortgage lender that the property is worth the amount they are lending.

This assessment is usually brief and focuses solely on the market value, rather than the property’s condition or any potential issues.

Unlike a homebuyer report or a building survey, a lender’s valuation does not provide detailed advice on visible defects, structural integrity, or ongoing maintenance needs. It is not designed to uncover major issues or offer recommendations for repairs. While a lender’s valuation might flag up obvious problems, it is not a substitute for a full survey or a more thorough inspection.

For buyers, relying solely on a lender’s valuation can be risky. A comprehensive survey, such as a homebuyer report or building survey, offers a much more in-depth analysis of the property’s condition, helping you identify potential issues before you commit. Understanding the difference between a lender’s valuation and a full survey ensures you make an informed decision and protects your investment in the long run.

When to choose a homebuyers report

A homebuyers report is best when:

• The home is under 50 years old and appears well-maintained, especially for conventional properties and modern homes in good condition
• It’s of standard construction and shows no major defects
• You want a professional opinion on market value
• You’re on a tight budget or buying for the first time

For example, a 10-year-old terraced house in good condition would usually only need a Level 2 survey.

When to choose a building survey

Go for a building survey when:

• The property is older or listed (e.g. Victorian terrace)
• The property is an older property or has unique features (such as being over 80-100 years old or requiring major renovations)
• You’ve noticed potential issues like cracks or damp
• It’s been heavily modified or extended
• You’re planning structural changes
• You want a full picture of what you’re buying

A building survey, sometimes referred to as a structural survey, is ideal for assessing the property's condition in detail. It provides more thorough consideration of all aspects of the property, ensuring that both major and minor defects are identified and that you receive a comprehensive evaluation. If you’re buying a 19th-century cottage with visible wear and tear, a Level 3 survey will offer the most insight and help you plan for repairs.

Further investigations: what happens next?

Sometimes, a standard visual inspection during a home survey isn’t enough to fully assess a property’s condition. If the surveyor spots signs of hidden defects or areas of concern - such as possible structural damage, damp, or electrical issues - they may recommend further investigations. This means bringing in specialists for additional inspections, tests, or detailed reports to get to the root of the problem.

Further investigations are an important step in uncovering issues that aren’t immediately visible during the initial survey. Your surveyor will outline what needs to be checked, suggest the type of expert required, and provide guidance on the likely costs involved. These extra checks can range from invasive structural surveys to specialist damp or timber reports, depending on the suspected issue.

Home surveys and legal requirements

While a home survey is not a legal requirement in England and Wales, it is strongly recommended for anyone buying a property. A professional survey can reveal potential issues that may affect the property’s market value, giving you the information you need to negotiate the price or reconsider your offer. Chartered surveyors are best placed to provide expert advice and ensure you understand the full picture before you buy.

In Scotland, the rules are different - a Home Report is a legal requirement for most residential property sales. This report includes a survey, a valuation, and an energy performance certificate, giving buyers a comprehensive overview of the property’s condition and value from the outset.

Understanding the legal requirements and regulations around home surveys in your area is crucial. Even where surveys aren’t mandatory, commissioning one is a wise move to protect your investment and avoid unexpected costs. A qualified surveyor can guide you through the process, highlight any potential issues, and help you make an informed decision about your new home.

Why sellers should care too

Surveys aren’t just for buyers. Sellers can benefit by understanding what a buyer’s survey might flag up.

A proactive estate agent might recommend fixing small issues - like visible damp or broken guttering - before listing. Some sellers even commission their own survey to avoid surprises.

If a buyer’s survey does raise concerns, your agent can help manage negotiations or offer repair solutions to keep the sale moving.

In some regions, such as Scotland, it is the seller's responsibility to provide a comprehensive Home Report - including surveys, valuations, and other relevant details - to prospective buyers.

The role of estate agents

An experienced estate agent is a key player in the survey process - for both buyers and sellers.

• For buyers: They can explain the differences between survey types, recommend local RICS surveyors, and help interpret findings.
• For sellers: They’ll know which survey issues typically raise red flags and can advise on quick fixes or how to respond to requests.

When surveys bring up issues, agents provide reassurance, next steps, and help maintain momentum in the transaction. If problems are identified after an offer accepted, survey findings can be used as leverage in price negotiations between buyer and seller.

Why this decision matters

Choosing the right survey can save you thousands. It could highlight risks you can budget for - or renegotiate over. In rare cases, it might even stop you from making a costly mistake.

The homebuyers report is ideal for straightforward properties and cautious first-time buyers. The building survey is best when you want complete clarity - particularly with older or unusual homes. A prospective buyer should carefully consider the details included in each report and a building survey, as these provide different levels of information about the property's condition.

Still unsure? A good estate agent can offer tailored advice based on the home’s age, condition, and local trends.

Final thoughts

A survey is a smart investment in your future home. It gives you peace of mind and a clearer picture of what you’re buying.

For your property survey or valuation report, always ensure it is carried out by a chartered surveyor regulated by the Royal Institution of Chartered Surveyors (RICS) and covered by professional indemnity insurance. Remember, these are distinct from a lender's valuation or mortgage valuation, which are primarily for the lender’s benefit and less detailed than a full survey.

But choosing the right estate agent matters just as much. The best agents help you decide which survey fits, connect you with trusted surveyors, and guide you through the process if any concerns arise.

At GetAgent, we make it simple to compare top estate agents in your area. See who performs best, who sells fastest, and who achieves the asking price most often.

Sources

• qlaw.co.uk – Difference between Homebuyer’s Report and Building Survey
• netlawman.co.uk – House Survey Costs
• hoa.org.uk – House survey cost by type
• reallymoving.com – HomeBuyer Report vs Building Survey
• hoa.org.uk – Types of house surveys