Home Survey Levels Explained: Level 1, 2 and 3 Differences

One of the trickiest parts of the Home Survey Standard is explaining the difference between the survey levels - Level 1, Level 2, and Level 3.

On paper, it sounds straightforward: one gives you less, one gives you more. But when you try to describe what that actually means, things quickly get messy.

The TikTok test

I recently saw a TikTok where a surveyor used their cracked iPhone screen to explain survey levels. The idea was that: Level 1 is pointing out the crack, Level 2 is saying a bit about how it happened, and Level 3 is telling you everything you need to know to fix it.

It made for a quick visual – the cracked screen was memorable – but it oversimplifies things. No survey level will ever give you everything you need to know to fix a problem, and framing it that way risks misleading people about what they’re actually buying.

Another common explanation

On LinkedIn, I also saw the difference between levels simplified like this:

• Level 1 – tells you if you have problems, but doesn’t tell you what is causing them or what to do about them.
• Level 2 – tells you if you have problems, a bit about what is causing them, and gives basic information about how to get them fixed.
• Level 3 – tells you if you have problems, gives plenty of detail about causes, and provides everything a competent contractor would need to prepare an outline quote.
  
  

This way of putting it is easy to follow – but again, it risks raising expectations beyond what a surveyor can reasonably deliver.

Why neither explanation works

The reality is more nuanced:

• Level 1 gives a basic overview. It highlights major risks but offers no detail or advice.
  
• Level 2 provides a more general report on condition. It flags problems, gives some context and advice, but still has limits. It’s not a full diagnosis.
• Level 3 goes into more depth about defects, risks, causes, and potential remedies – but even this isn’t “everything you need.” Surveyors can only advise within their expertise, and complex issues often need further reports.
  
  

The step-up between levels is about scope and depth, not a promise that you’ll walk away with all the answers.

What the Standards Actually Say

Under the current HSS (2020):

• Level 1 is a traffic-light condition rating only. It highlights major risks or urgent issues but doesn’t explain cause or remedies.
• Level 2 builds on that by describing condition in more detail, giving advice on repairs and maintenance, and flagging further investigations if needed.
• Level 3 adds depth: it should describe defects, their risks and likely causes, and outline options for repair or remedial works – but still stops short of providing a full specification or costings.
  
  

The draft HSS (2025 consultation) tries to clarify these distinctions, but it has also introduced new wording that many surveyors feel muddies the waters.

• It leans heavily on “must” language (increasing from around 48 to 139 requirements) which makes each level feel more prescriptive.
• Some surveyors argue the draft blurs the line between “advising” and “diagnosing” – particularly at Level 3, where expectations could easily outstrip what is reasonable for a general practice surveyor to deliver.
• The draft also places more emphasis on issues like climate-related risks and services, which could increase liability and add to consumer confusion if not explained clearly.
  
  

Why this matters

When surveyors themselves fall back on cracked-screen analogies or simplified soundbites, it shows just how hard it is to pin this down. If we can’t clearly describe what each level does and doesn’t cover, consumers are left to make decisions in the dark.

This isn’t just a matter of poor communication – it risks mis-selling. If a buyer thinks they’re getting “all the answers” from a Level 3, but what they actually receive is a report that still recommends further checks, they may feel misled. That creates disappointment, complaints, and ultimately undermines trust in surveyors and the profession.

A better way to frame it

Rather than promising “all the answers,” we need to talk about risk management:

• Level 1 = a traffic-light overview of major risks.
• Level 2 = a broader picture of condition with some advice.
• Level 3 = a detailed review of condition and risks, with fuller explanations and context.
  
  

All three are about helping a buyer make informed decisions, not about giving a guarantee. That’s the honest conversation to have.

Guidance for Surveyors: How to Explain Levels to Consumers

When talking to clients, clarity and expectation management are everything. Here are some practical tips:

• Keep it simple: “Level 1 is like a quick health check. Level 2 is a general report with advice. Level 3 is a more detailed investigation into risks and causes.”
• Stress limitations: Make it clear that no survey guarantees all the answers – further specialist reports are often still needed.
• Link to decision-making: Frame each level around the buyer’s risk appetite. Do they just want reassurance? Or do they need to understand future repair liabilities in detail?
• Use real-world analogies carefully: Props like cracked phone screens can grab attention, but avoid implying a Level 3 is a magic fix.
• Be consistent: Whatever language you choose, make sure it’s used across your website, terms, and conversations so clients aren’t hearing mixed messages.
  
  

Explaining levels is less about selling a “bigger” product and more about helping clients understand which survey best manages their risk.

A Personal Note

These thoughts come from my experience of over 20 years in surveying and supporting both consumers and surveyors. They’re simply my perspective - shared to open up discussion and encourage more voices to feed into the consultation. If you have a view, please take a moment to respond - your input really does make a difference. This is the link to the consultation.

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