A RICS Level 2 Home Survey (previously called a HomeBuyer Report) is a visual inspection of a conventional home in reasonable condition. The surveyor rates each part of the property green, amber or red, flags urgent defects and tells you what needs further investigation before you exchange contracts.
Who it's for
A Level 2 Home Survey suits most conventional houses, bungalows and flats that are built from standard materials and appear to be in reasonable condition. As a rule of thumb, that covers most homes built from the 1940s onwards that haven't been heavily altered.
If the property is older, listed, built in an unusual way, extended or in poor condition, a Level 3 Building Survey is usually the better choice. Not sure? See Level 2 vs Level 3.
What the surveyor checks
The surveyor walks the property inside and out and inspects everything they can safely see and reach without moving furniture or lifting floor coverings:
- Roof coverings, chimneys, gutters and downpipes (from ground level and accessible windows)
- Main walls, windows, doors and any outbuildings
- The roof space, where there is safe access
- Ceilings, internal walls, floors, fireplaces and joinery
- Visible signs of damp, movement, timber defects and condensation
- Services (electrics, gas, water, heating and drainage) by visual check only
- Grounds, boundaries and shared areas, plus anything your conveyancer should look into
What the report gives you
Each element gets a condition rating:
| Rating | Meaning |
|---|---|
| 3 (red) | Defects that are serious and/or need urgent repair, replacement or further investigation |
| 2 (amber) | Defects that need repairing or replacing but are not considered serious or urgent |
| 1 (green) | No repair is currently needed; normal maintenance |
| NI | Not inspected |
You also get a summary of risks to the building, to people and to the grounds, plus a list of legal issues for your conveyancer. You can add a market valuation and insurance reinstatement cost (see Level 2 with valuation).
What it doesn't do
A Level 2 survey is not a structural survey. The surveyor won't open up floors, test services or give repair costings and detailed advice on how to fix defects. Where they see a problem they can't fully assess, they will recommend a specialist.
How booking works with us
Tell us about the property and you'll see a fixed price straight away. We find a local RICS-regulated surveyor with a free slot, call you to take the estate agent's details and payment, and confirm your inspection date. The report usually arrives within a few working days of the inspection.
RICS Level 2 Home Survey prices
The price depends on the value of the property. Find your band below, or enter the value in the form to see your exact price.
| Property value | Level 2 | Level 2 + valuation |
|---|---|---|
| Up to £100k | £395 | £495 |
| £100k - £150k | £425 | £525 |
| £150k - £200k | £450 | £560 |
| £200k - £250k | £475 | £595 |
| £250k - £300k | £525 | £650 |
| £300k - £400k | £575 | £715 |
| £400k - £500k | £650 | £795 |
| £500k - £750k | £775 | £950 |
| £750k - £1m | £925 | £1,125 |
| £1m - £1.5m | £1,150 | £1,395 |
| Over £1.5m | On request | On request |
Fixed prices including VAT. Some large or unusual properties may be priced individually - we confirm your price before you pay.
Frequently asked questions
How long does a Level 2 Home Survey take?
The inspection usually takes two to four hours depending on the size of the property. The written report normally follows within three to five working days.
Is a Level 2 survey the same as a HomeBuyer Report?
Yes, broadly. The RICS Home Survey Standard replaced the HomeBuyer Report with the Level 2 Home Survey, which uses the same green, amber and red condition ratings.
Does a Level 2 survey include a valuation?
Not by default. You can add a market valuation and an insurance reinstatement figure for an extra fee when you book.
Can I use a Level 2 survey for an older house?
It can work for a well-maintained older home that hasn't been altered much, but for most pre-1940s or altered properties a Level 3 Building Survey gives you far more useful detail.
Related guides
Buying a listed building: which survey do you need?
Buying a listed building? Why a Level 3 survey from a surveyor with historic building experience matters, plus consent risks to check.
Defects and problemsDamp in a survey report: rising, penetrating and condensation
Damp flagged in your survey? How surveyors tell rising damp, penetrating damp and condensation apart, and what to do before you exchange.
Choosing a surveyBuying a flat: which survey and what to check
Which survey to get when buying a flat, what a surveyor can and can't inspect in a block, and the lease and building checks that matter.