The Level 2 homebuyers survey, in plain English.
A Clear and Thorough House Survey You Can Fully Rely On
What's included in a Level 2 Homebuyers Survey
Every element in solid line is inspected and reported on with a condition rating. The dashed ones are not opened up, and the report says so rather than staying quiet about it.
Understanding RICS Condition Ratings
Condition Rating 1
Indicates that no repairs are required. The property must be maintained in the normal way.
Condition Rating 2
Highlights issues that require fixing or replacement but are not considered urgent or severe.
Condition Rating 3
Identifies defects requiring urgent repair, replacement, or immediate investigation.
Every element on the drawing above gets one of these three. Nothing is left unrated.
When Should You Choose A Level 2 Survey?
A Level 2 fits when
- Homes in Generally Good ConditionA Level 2 Survey works best when the property appears in a reasonable state with no obvious signs of major disrepair.
- Conventional Build and Standard DesignThis survey suits homes built with traditional materials and construction methods, and where no significant alterations or structural changes have been made.
- Buyers Seeking a Balanced Level of DetailChoose a Level 2 Survey when you want a thorough assessment of the main building elements without the greater depth and intrusion of a Level 3 inspection.
- Properties Likely to Have Only Minor or Age-Related IssuesA Level 2 Survey is suitable where small defects linked to wear and tear are expected, and you want sensible advice on repairs and next steps.
We will tell you to go Level 3 if
- It is older than about 1900Solid walls, lime mortar and original roof structures need the deeper look.
- It has been extended or alteredEspecially where walls have been removed, or the work has no building control sign-off.
- Something is already visibly wrongCracking, damp staining, a sagging roofline: you will want the likely cause and cost as well as the condition rating.
- It is listed, or in a conservation areaWhat you are allowed to repair, and how, changes the advice as much as the defect does.
What a Level 2 does not do
- Lifting carpets, floorboards or fixed panels
- Testing the electrics, gas or plumbing
- Inspecting a roof space with no hatch or safe access
- Anything behind furniture, stored belongings or insulation
If any of these matter for the property, we will say so before you book.
What is a Level 2 homebuyers survey?
A RICS Home Survey Level 2 is a non-intrusive inspection of a property, in which a surveyor examines everything that can be seen and reached without moving belongings, lifting fittings or opening up the structure. Every element is given a condition rating from 1 to 3, so you can see at a glance what is fine, what needs work and what needs attention now. It was known as the HomeBuyer Report until RICS renamed the levels in 2021.
- Who it suits
- Conventional houses and flats in reasonable order, which is most of what changes hands.
- What you get
- A rating on every element, photographs of what was found, and answers to any questions it raises.
- How long it takes on site
- Usually two to four hours depending on size, then the report follows within a few working days.
- What it is not
- It is not a valuation, and it is not a structural engineer’s report. Where either is needed, we will say so.
How much does a Level 2 homebuyers survey cost?
The range above is a guide. Your fixed price is confirmed in writing before you instruct us, and it does not change afterwards — there is no hourly rate and no bill at the end that differs from the quote.
What moves the price
- Size and number of rooms
- The main driver. A two-bedroom terrace takes a morning; a five-bedroom detached with outbuildings takes most of a day, and the report is longer to write.
- Age and construction
- A conventional post-war house is quicker to inspect than one with solid walls, a cellar and original joinery.
- Add-ons you choose
- Repair costings or a market valuation alongside the survey, where you want them. Neither is assumed.
What the fee covers
- The inspection itself, however long it takes on the day
- The written report, with photographs of what we found
- Answers to any questions the report raises
- VAT
What this actually finds.
Every one of these is a photograph from a survey we carried out, with the finding it supported. Not a stock library, and not an illustration.
Chimney Stack Defects
Roof Covering and Roofline Issues
Porch Deterioration
Electricity
Services
Roof and Chimney DefectsFrom enquiry to report, without the chasing.
Tell us the property
Address, type and roughly when you need it. About two minutes.
Get a fixed price in writing
A firm figure within the hour in office hours. Not an estimate, not a range.
Confirm and sign
We send the terms of engagement to review and sign electronically.
We arrange access
We deal directly with the seller, agent or keyholder to book the inspection.
The inspection
A local RICS surveyor attends and inspects the property.
Your report, and answers
You get the report, and anything in it you want explaining, we explain.
Using a Level 2 Homebuyers Survey to Re-negotiate the Sale price
If defects are found during a Level 2 Home Survey and the sale is still subject to contract, the report can support a fair price reduction based on the repairs required. A survey from an RICS-accredited surveyor adds credibility to your position.
Questions we get asked.
Will a Level 2 Homebuyers Survey highlight everything wrong with the property?
It identifies visible and accessible defects at the time of inspection. Areas that are hidden, unsafe, or sealed cannot be opened up without the owner’s consent. If potential hidden issues are suspected, the report will recommend further investigation.
How Long Does a Level 2 Homebuyers Survey Take?
A Level 2 house survey typically takes between 2 to 4 hours to complete, depending on the size, age, and complexity of the property.
Can I use the report to renegotiate the price?
Yes. If significant defects are found before contracts are exchanged, your survey can be used to support a fair reduction or request for remedial works. Your legal adviser will guide how to present this formally.
Do I need to attend the survey inspection?
Attendance isn’t required. Our surveyors prefer to carry out the their inspections uninterrupted to ensure accuracy, and in line with RICS Guidance.
How is a Level 2 Survey different from a mortgage valuation?
A mortgage valuation protects the lender’s interests and only confirms the property’s market value. A Level 2 Survey protects you by assessing the property’s physical condition, identifying defects and future costs.
What if the survey finds major issues?
We’ll clearly explain the implications and outline what should happen next. This may involve obtaining specialist advice or cost estimates before deciding whether to proceed or renegotiate.
Can you estimate repair costs in the report?
We don't provide cost bands but for items rated as Condition 3, we can discuss this with you over the phone.
Will you test electrics, heating or plumbing?
No, those are specialist inspections. We observe normal operation where possible and advise if further testing is needed.
Do you provide photos in the report?
Yes. Photographs are included to illustrate key findings and make the report easier to understand.
What happens after I receive the report?
You’ll receive a clear summary, detailed findings and recommendations. Your surveyor is available to discuss the results so you fully understand any actions required.
Is a Homebuyers Survey Worth It?
Yes, a Level 2 Home Survey is absolutely worth it. It provides a detailed assessment of the property's condition, helping to identify potential issues that may not be immediately visible during a standard viewing.
Will a homebuyers survey pick up subsidence?
It will normally pick up the visible signs, such as cracking of a particular pattern, doors and windows out of square, or distortion to the brickwork, and the report will say what has been seen and what should happen next. Confirming subsidence, and how far it has gone, is a structural engineer’s job and often needs monitoring over months. A survey tells you whether that step is warranted.
What do surveyors look for in a homebuyers survey?
The building elements in turn: chimneys, roof coverings and rainwater goods, main walls, windows and doors, the roof space where there is safe access, ceilings, floors and internal joinery, the visible parts of the services, and the grounds within the boundary. Each one is rated, and anything that needs work is explained rather than just flagged.
Do I need a homebuyers report or a building survey?
A Level 2 suits a conventional property in reasonable condition. Go to Level 3 where the property is older than about 1900, has been extended or altered, is listed or in a conservation area, or where something is already visibly wrong and you want the cause and the likely cost. Tell us the age, type and anything unusual and we will recommend honestly, including when the cheaper one is the right one.
RICS Home Survey — Level 2 near you.
Every area below is staffed by RICS surveyors who work there. If we cannot cover you properly, this site will say so rather than take the booking.
Our other services.
RICS Home Survey — Level 3
Older, larger, altered or extended, or anything already showing signs of movement or damp
RICS Residential Valuation
You need a figure rather than a condition report, for probate, Help to Buy or shared ownership
Tell us the property. We'll do the rest.
A firm price in writing, a local RICS surveyor within days, and a report you can use.
Get your fixed quote →