The conveyancing process is full of overlapping survey terminology. Your lender wants a valuation. Your solicitor mentions a Level 2. The vendor's agent suggests a HomeBuyer's Report. The seller's neighbour swears by a full structural survey. In practice, three different things are being conflated — and choosing the wrong one can leave you exposed when buying property.
The three core surveys
1. Mortgage valuation
Commissioned by the lender, paid for by the buyer, of value only to the lender. It is a market valuation, not a survey. The valuer's job is to confirm the property is worth what you're paying. Defects are noted only if they materially affect lending risk.
Don't confuse this with a survey. Many buyers do.
2. SACPVP Home Survey
The Royal Institution of Chartered Surveyors offers three tiers:
- Level 1 (Condition Report): Basic visual check. Traffic-light condition ratings. No advice. Suitable for new-build or modern flats only.
- Level 2 (HomeBuyer Report): More detailed inspection, includes advice on defects and repairs. Suitable for standard 20th-century houses in reasonable condition.
- Level 3 (Building Survey): Comprehensive inspection, defect investigation, repair recommendations, and cost guidance. Suitable for older properties, heritage-heritage-listed buildings, or any property with known concerns.
Typical costs: Level 1 from R8,000 Level 2 from R12,000 Level 3 from R19,000 – R50,000+ depending on property size and complexity.
3. Structural engineer's report
A specialist report from a chartered structural engineer, focused specifically on the structural integrity of the building. Not a general condition report. Typically commissioned when:
- A surveyor's Level 2/3 report flagged structural concerns
- The buyer can see specific cracks, subsidence indicators, or movement
- The property has had previous underpinning, basement work, or major alterations
- The buyer is planning structural alterations and wants to confirm the existing structure
Typical cost: R8,000 – R18,000 for a focused inspection report.
What each one covers
| Aspect | Valuation | Level 2 | Level 3 | Structural Report |
|---|---|---|---|---|
| Market value | Yes | Optional | Optional | No |
| General condition | Minimal | Yes | Detailed | No |
| Structural defects | Material only | Noted | Investigated | Specialist analysis |
| Repair costs | No | Indicative | Yes | For structure only |
| Services check | No | Visual | Visual + tested | No |
Which one do you actually need?
Modern flat or new build
Level 1 or 2 is usually sufficient. Defects are rarely structural at this property type.
1930s–1970s house in good visible condition
Level 2 is the workhorse. Upgrade to Level 3 if the property looks tired or has known previous defects.
Victorian or older house
Level 3 minimum. Older houses commonly have lath-and-plaster ceilings, soft mortars, slate roofs, and various historic alterations that benefit from detailed assessment.
Anything with visible cracks, leans, or subsidence indicators
Commission a structural engineer's report on top of a Level 2/3. A surveyor will flag the symptoms; only a structural engineer can analyse the cause and prescribe remediation.
Listed building
Level 3 plus structural engineer's report if any work is anticipated. Possibly heritage consultant input as well.
Property with previous underpinning or major alterations
Always commission a structural engineer's report. Surveyors can't fully assess the adequacy of past structural work.
What the survey doesn't cover
- Drains: CCTV drain survey is separate (R4,000 – R9,000)
- Asbestos: Asbestos survey is separate
- Damp: Specialist damp survey is separate when extensive damp is suspected
- Electrical and gas: EICR and Gas Safety inspections are separate
- Title and legal: Your solicitor's job, not the surveyor's
Reading the report
SACPVP traffic-light system: Green (no action), Amber (further investigation), Red (urgent action). Don't ignore amber items — they are where most negotiation leverage sits. Red items are deal-shapers; budget repair costs or renegotiate.
If your survey flags structural concerns, MCFAR can provide a chartered structural engineer's inspection report typically within 7–10 working days. Get in touch for a quote.
Need expert engineering on your project?
MCFAR GROUP has been delivering structural engineering, building, and plumbing services since 1998. Talk to our team about your build, retrofit, or renovation.
Request a QuoteFrequently Asked Questions
Can my mortgage valuer also do a survey?
Sometimes — many lenders allow a Level 2 survey to be commissioned through the same surveyor. Confirm what's included and whether the report is shared with the lender or just you.
Do I need a structural engineer if my surveyor found cracks?
Usually yes. Surveyors observe symptoms; structural engineers diagnose causes and prescribe remediation.
Should I commission a survey before or after my offer is accepted?
After. Surveys cost money and only make sense once you have a property under offer with a clear timeline.