If you’re buying a property in Manchester, Altrincham, Stockport or Islington, Camden or Musswell Hill in North London, one of the smartest investments you can make is commissioning a professional RICS property survey. It’s the only way to uncover hidden defects, protect your purchase, and negotiate from a position of strength.

But how much does a survey cost, and what’s the real difference between a Level 2 Homebuyer Report and a Level 3 Building Survey?

At Dunham Hale Chartered Surveyors, we specialise in both RICS Level 2 (Formally Homebuyer Report) and RICS Level 3 Surveys (Formally Building Survey) across Greater Manchester, Cheshire and  London. We’re often asked two key questions: “What does it cost?” and “What am I actually paying for?”

Let’s break that down.

What Is an RICS Level 2 Homebuyer Report?

A Level 2 Survey (formerly the Homebuyer Report) is designed for modern, conventional properties in generally good condition. It provides a visual inspection of all accessible areas and highlights significant defects or urgent repairs.

It’s ideal for:

• Flats, bungalows and houses built after the 1950s
• Properties that haven’t been heavily altered
• Homes where you need reassurance but not a full structural analysis

Typical cost: from £400
However, the final price depends on:

• The property’s postcode
• The asking price
• The size and complexity of the building

What Is an RICS Level 3 Survey Building Survey

A Level 3 Building Survey (previously known as a Full Structural Survey) is the most comprehensive inspection available. It’s designed for older, extended or non-standard buildings — or any property where you want full transparency on condition and potential repair costs.

Unlike a Level 2, a Level 3 survey goes beyond observation — it examines structure, materials, and deterioration in depth, assessing not only what’s wrong but why and how to fix it.

Typical cost: from £500
Our pricing is based on:

• Postcode and property value (higher value = higher liability)
• Size and layout (larger or extended homes take longer)
• Access to lofts, basements, and outbuildings

Free Drone Roof Survey Included

Every RICS Level 3 Survey with Dunham Hale Chartered Surveyors includes a free drone roof inspection (worth £395). This allows us to capture high-resolution images of chimney stacks, flat roofs, valley gutters and high-level defectssafely — without ladders, scaffolding, or guesswork.

Few firms include this level of detail. It means you receive a complete condition overview that most surveyors miss.

Why Does Location and Asking Price Matter?

Survey fees aren’t one-size-fits-all. A £1.6m period house in Fulham or Islington requires more detailed inspection and reporting than a £250k semi in Sale or Manchester.

We adjust our quotes fairly (not quality of reporting) based on:

• Property location and value
• Age and complexity (extensions, conversions, lofts, etc.)
• Level of risk and time required for an accurate report

In general:

• The higher the property value, the higher the potential risk and liability
• Older homes require more thorough investigation than newer ones because age mean materials deteriorate and have been in place longer
• Listed or heritage buildings demand additional time, analysis and care

Getting a Quote Is Easy

We’ve made the process quick and transparent. To provide an accurate fixed quote, we just need:

• Property address and postcode
• Asking price
• Survey type required (Level 2 or Level 3)
• Your name and how quickly you need the survey.

This ensures you receive a fair, fixed price with no hidden extras.

Our clients often comment that our reports save far more than they cost, because we identify the repair costs that matter before contracts are exchanged.

Final Thoughts

If you’re buying in Greater Manchester and Cheshire areas such as Altrincham, Hale, Sale, Lymm or Wilmslow or Greater London in areas such as Islington, Camden Town, Hampstead or St Johns Wood, don’t rely on guesswork.

Whether you need a RICS Level 2 Survey for a modern home, or an RICS Level 3 Survey with drone inspection for an older property, we’re here to help.

📞 Contact Dunham Hale Surveyors today for advice or a no-obligation quote.