OUR SERVICES

FIND OUT WHICH SURVEY IS BEST FOR YOU

When considering a property, homebuyers are frequently puzzled about the appropriate survey to choose. Thus, this guide has been created to assist in clarifying the distinctions between different surveys. Additionally, assistance is provided by a convenient flow chart found below.

Three survey levels, as established by the Royal Institution of Chartered Surveyors – RICS, are available to be chosen from.

A range of survey types, suitable for both houses and flats, has been made available by us. Our variety can be viewed below:

THE VALUATION

We do not undertake valuations. A valuation report (erroneously referred to as a valuation survey) is not a survey; it is often, in many cases, a rather quick non-technical inspection or, in some cases, a driveby valuation report performed by a VRS registered valuer to confirm the property is suitable security and is similar to comparable properties sold in the local area.

The valuation report is provided for the benefit of the lender only, not your benefit, although you usually must foot the bill. You must not rely on this for peace of mind for your investment. Sometimes buyers mistakenly rely on the valuation as a survey at their peril. 

THE ROOF REPORT – (DRONE SURVEY)

A roof plays a vital role in maintaining the integrity of a building. It shields the interiors from weather elements, contributes to energy efficiency, and significantly impacts the overall property value. But how can you be sure of the roof’s condition? That’s where our Roof Survey Report comes in.

At Flettons, our Roof Survey Report provides a comprehensive analysis of the current state of a roof. We deploy cutting-edge drone technology for the inspection to ensure an unbiased, accurate, and thorough examination. With a bird’s-eye view, our drones capture high-resolution images that enable us to identify any signs of wear and tear, potential leaks, or other structural issues that may need immediate attention or could pose problems in the future.

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Level 2 – (Homebuyer Report)

This survey level is more detailed than level one but less detailed than the level three survey. The condition of components of your prospective property is objectively described, and each section is flagged with a traffic light rating to draw your attention to the respective section. However, there are no photos as part of this service.

This report contains no structural advice, such as which walls are load-bearing and whether you can extend the property. The report contains no recommendations on how to improve the property. It highlights the defects only and includes a visual inspection of the building services, such as the electricity and gas installations.

Suitable for: Modern buildings such as houses from the mid-1980s and in seemingly good condition. Not the best if you have cracks in the building or want to know whether you can improve the building by extensions etc. This survey is not suitable for properties that have been extended or converted. So, for example, if you are buying a period conversion flat, a level three survey is the best.

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Level 3 Survey – (Building Survey)

Our level three survey, often referred to as a full building survey, is the most comprehensive inspection and report service, designed to provide you with all the answers you could ever need and more.

This level three report aims to answer your questions, such as the cause of the cracks and the next steps, the risk of subsidence to the property, whether you can extend the property and what steps you would need to consider as part of the process. Our level three report has taken many years to fine-tune and is geared towards answering the most common questions among homebuyers.

The level three survey report also goes into the materials used in the construction, their performance characteristics, estimated remaining life, and future maintenance.

Also, the surveyor gives their opinion on improvements which could ultimately positively impact value. In older properties, say from Georgian to post-war construction up to the early 1980s, it is important to ensure that buildings are maintained using the appropriate materials to avoid damaging and even devaluing the building. Some types of defective works may affect your ability to sell the property in the future.

Suitable for: All property types (old and new) – houses/flats freehold and leasehold. Whether they have been extended/converted or not, listed buildings and buildings in a conservation area.

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LEVEL 3 + SURVEY (Building Survey Plus)

This report has all the bells and whistles. It has everything the level three survey provides, plus the following add-ons:

  1. Aerial photographs using a professional drone. Our drone pilot will use the drone to capture close-up images of the roofs and associated components. This is particularly handy if the property has flat roofs and chimneys that are not easily visible from the ground. All images are integrated into the report.
  2. Breakdown of estimated costs: If you want to know the costs to repair, maintain and improve the property, the estimated costs to repair and improve the property are provided in each section of the report.
  3. Reinstatement Cost. You need this figure to provide to your building insurer. It is important to have the correct figure so that you are covered and not left financially short in the event of a catastrophe.

Suitable for: All property types – houses/flats freehold and leasehold. Whether they have been extended/converted or not, listed buildings and buildings in a conservation area.

(If you don’t want to purchase the whole level three plus survey, you can purchase the above add-ons individually when buying a level three survey.)

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WHICH SURVEY SHOULD YOU CHOOSE?

(*If the internal floor area of the dwellinghouse exceeds 1650 sq Ft, please call for a quote.)

GET A QUOTE
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    Room by Room, Component by Component: What a Proper Level 3 Survey Looks Like

    Byflettons
    A Level 2 Home Survey is a concise, standard-format report for conventional properties in reasonable condition. A Level 3 Building Survey is more detailed and tailored, designed for older, altered, larger or non-standard buildings, and it explains defects, likely causes, risks, and repair options in more depth. Level 3 is the safer choice when the property’s condition or construction is uncertain.
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    Level 2 vs Level 3 Surveys

    Byflettons
    Most buyers don’t choose a survey level in a deliberate, risk-led way. A Level 2 vs Level 3 decision isn’t a simple upgrade — it’s about what will be inspected, what cannot be inspected, and which unknowns you’re willing to carry into exchange and completion. Level 2 vs Level 3 isn’t “basic vs premium”. It’s a choice about scope, access and exclusions — and whether you’re comfortable carrying uncertainty on lofts, services and concealed areas into exchange. The biggest surprises usually come from exclusions. A Level 2 survey can legitimately limit comment on high-impact areas such as the loft, plumbing, electrics and windows, while a Level 3 provides deeper analysis and clearer context for decision-making.
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    Feakes and Richardson Houses

    Byflettons
    Homes built by Feakes & Richardson are a familiar feature of inter-war suburbs across South East London and Kent, particularly around Bexleyheath, Erith and the Bostall Park Estate. While generally robust and well laid out, these late-1920s and 1930s houses have predictable age-related issues linked to London Clay ground conditions, early cavity wall construction and later alterations. A properly focused survey is essential to separate long-standing, manageable defects from issues that carry genuine structural or maintenance risk.