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Buying a property is often the largest financial commitment you will ever make, and the survey process can feel daunting. When you are navigating different types of property surveys – or told you need a follow-up structural report, it is easy to feel overwhelmed.

To make sense of it all, it helps to understand who does what. A helpful way to think about property professionals is to use a medical analogy: A Building Surveyor acts much like your property’s General Practitioner (GP), while a Structural Engineer is the specialist consultant.

Here is a breakdown of what that means for your property journey, the difference between the main RICS surveys, and what happens if you need to call in the specialist.

The Building Surveyor: Your Property’s “GP”

When you book a standard RICS (Royal Institution of Chartered Surveyors) survey, a Building Surveyor will visit the property. Similar to a GP giving you a general health check, the surveyor assesses the overall condition of the building. They inspect accessible areas from the roof and the walls to the plumbing and the windows, reporting on general wear and tear, damp, or potential hazards.

When arranging a survey, clients generally select one of two main levels of inspection:

1. RICS Level 2 Survey (Formerly the Homebuyer Report)

Think of this as a routine, non-invasive check-up.

• The Scope: This involves a visual inspection to identify surface-level issues. The surveyor uses a traffic-light rating system (Condition Ratings 1, 2, and 3) to help highlight areas that need urgent attention versus those that require routine maintenance.
• Typical Application: This level of survey is often undertaken on properties of conventional construction that appear to be in reasonable condition.
• The Limitation: It is a non-intrusive visual check. The surveyor will not lift fitted floorboards, move heavy furniture, or open up the building’s fabric.

2. RICS Level 3 Survey (Building Survey)

Think of this as a more comprehensive diagnostic inspection.

• The Scope: This is a much more thorough visual inspection. Where safe and accessible, the surveyor will look in the attic, observe behind furniture, and report more deeply on the general construction and condition of the building.
• Typical Application: This level of survey is frequently utilised for older properties, listed buildings, homes that have been significantly altered, or properties in obvious need of repair.
• The Outcome: You receive a detailed report outlining the likely causes of identifiable defects, recommendations for necessary repairs, and guidance on the potential maintenance required.

The Follow-Up: When Do You Need a Structural Engineer?

Sometimes, during a Level 2 or Level 3 survey, your Building Surveyor will spot a symptom that requires deeper, specialised investigation. They might notice stepped cracking in the brickwork, signs of a sagging roof, or evidence that the floors are sloping.

Because their role covers the broad condition of the whole property, the Building Surveyor will flag these specific concerns and generally recommend a follow-up Structural Survey (often referred to as a Specific Structural Defect Report).

This is when you are referred to the Structural Engineer—the specialist consultant.

What is a Follow-Up Structural Survey?

Unlike a general building survey, a specific structural inspection is highly focused on the physical skeleton and load-bearing elements of the building in relation to the reported defect.

• The Specialist’s Role: The Structural Engineer is engaged specifically to investigate the structural defect the surveyor flagged, rather than reporting on general decoration, damp, or fittings.
• What is involved: When a potential structural defect is identified, we will attend the site to investigate the likely cause and the behaviour of any movement. We look closely at the property’s surroundings (such as nearby trees, drainage, or ground conditions) to piece together contributing factors. The site visit itself may only take a few hours, but the gathering of this information is then carefully reviewed and formulated into a comprehensive report based on the visible evidence.
• The outcome and our approach: As structural engineers, we aim to inform you of the likely cause of the issue, providing practical recommendations for repair—if deemed necessary—or advising if further, intrusive investigations are required. We adhere to relevant industry guidance to provide impartial, professional advice. We will only recommend major works (such as underpinning) where the evidence indicates they are genuinely necessary. Beyond our report, we have no vested financial interest in the subsequent construction work, meaning we are entirely focused on providing you with the right engineering solution, not generating building work.

In Summary

Ultimately, the choice between a Level 2 or Level 3 survey is a decision made between you and your Building Surveyor based on the specific characteristics of the property you are buying.

However, regardless of the level of general survey you commission, if a surveyor spots something structurally concerning during their inspection, that is where we come in. A Structural Engineer will step in to investigate the specific structural fabric of the house, providing you with the independent, expert advice you need to proceed with confidence.