If you're buying a property in Lancashire, one of the most important steps is choosing the right survey. But with different types available — and lots of conflicting advice online — it can be hard to know which is best for your situation.

At Garside Waddingham, we get asked this question all the time. So, here’s a straightforward guide to help you understand the difference between a Homebuyer Report and a Building Survey, and when you might need each.

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What Is a Homebuyer Report?

A Homebuyer Report (also known as a Level 2 Survey) is ideal for:

  • Modern or conventional homes
  • Properties in reasonable condition
  • Homes built with standard materials and construction methods

It highlights any major defects or issues that could affect the value of the property, such as:

  • Damp
  • Structural movement (cracks or subsidence)
  • Roof problems
  • Timber decay

It also includes advice on repairs and ongoing maintenance, giving you a good overview without going too deep.

🔍 Best for: 1930s–present homes in good condition

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What Is a Building Survey?

A Building Survey (formerly known as a full structural survey, or Level 3 Survey) is more detailed. It’s suited to:

  • Older properties (pre-1900s)
  • Listed buildings
  • Homes with obvious defects
  • Buildings that have been heavily altered or extended
  • Unusual construction types (e.g., timber frame, thatch, non-standard materials)

This report is thorough — it looks at the property’s structure, condition, and potential problems in depth. It also includes:

  • Detailed technical advice
  • Potential repair costs
  • Risk assessments

It’s a must if you’re buying something that looks like it might need work — or if you just want full peace of mind.

🔍 Best for: Older, larger, or non-standard buildings — or anything with visible damage

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Still Not Sure Which One to Choose?

Here are a few quick examples from recent surveys we’ve carried out in Preston, Garstang, and the surrounding areas:

  • A 1970s semi-detached house in Garstang – Homebuyer Report was ideal: the property was in good condition with no major concerns.
  • A 1900s stone-built cottage near Clitheroe – Building Survey recommended due to signs of damp and previous roof repairs.
  • A converted barn in rural Lancashire – Building Survey needed because of the building’s age, unique construction, and extensive renovations.

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Why It Matters

Choosing the wrong survey can leave you exposed to nasty surprises — like hidden structural issues or repair costs that weren’t flagged before you bought. And once you’ve exchanged contracts, it’s too late.

A good survey helps you:

  • Make an informed decision
  • Renegotiate the price if needed
  • Plan for future repairs or maintenance

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Work with Local Experts You Can Trust

Garside Waddingham Surveyors is a RICS-registered firm based right here in Lancashire. With decades of experience surveying homes across Preston, Garstang, Lancaster and beyond, we’ll give you honest, clear advice — with no jargon.

Still unsure which survey you need? Get in touch with our team and we’ll point you in the right direction, no pressure.

Call us on 01524 69922
Email: surveyors@gwsurveyors.co.uk
Or contact us online here

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