The RICS Home Survey Level 2 is the most popular survey among UK homebuyers — a middle-ground inspection that goes well beyond a basic condition check without the depth (or price) of a full building survey. But if you are deciding whether it is right for your purchase, you need specifics. Level 2 survey: what does it cover, exactly? And just as importantly, what does it leave out? This guide goes through the inspection element by element, explains the traffic-light condition ratings, and sets out honestly where a Level 2 stops and a Level 3 begins.
What Is a Level 2 Survey?
The RICS Home Survey Level 2 is a standardised survey defined by the Royal Institution of Chartered Surveyors under its Home Survey Standard. It replaced the old “HomeBuyer Report”, and many people still use the two names interchangeably. It is designed for conventional properties — houses, flats and bungalows of standard construction — in reasonable apparent condition. The surveyor carries out a visual, non-invasive inspection of everything that is visible and accessible, then reports on the property’s condition using clear ratings, flagging defects, potential risks and matters for your legal adviser. It is a professional opinion on what you are buying, delivered before you are legally committed.
Level 2 Survey: What Does It Cover, Element by Element?
A Level 2 inspection works methodically through the property, outside and in. Here is what the surveyor examines, subject always to access and visibility on the day:
Roof and chimneys
The roof coverings, flashings, valleys and chimney stacks are inspected from ground level using binoculars or a pole camera where appropriate. Inside, the surveyor will look into the roof space where there is safe access via a hatch, checking the visible structure, insulation and any signs of leaks or infestation.
Walls, external joinery and rainwater goods
External walls are examined for cracking, movement, damaged pointing, failed render and damp-related deterioration. Windows, doors and other external joinery are checked for condition, and gutters and downpipes are inspected visually for defects, blockages and evidence of past overflow.
Floors, ceilings and internal walls
Inside, the surveyor examines ceilings, walls and partitions for cracking, distortion and damp staining, and assesses exposed floor surfaces, walking rooms to detect springiness or slope. Where a corner of a carpet can be easily lifted, it may be; fitted coverings and furniture are not moved.
Damp testing
The surveyor uses a moisture meter to spot-check walls in vulnerable areas, particularly around chimneys, kitchens, bathrooms and ground-floor walls, recording readings that suggest rising damp, penetrating damp or condensation and commenting on the likely cause where it can be identified visually.
Services: a visual check only
Electricity, gas, heating, hot water and plumbing installations receive a visual inspection only. The surveyor notes the type, apparent age and visible condition of installations — a dated fuse board, corroded pipework, an elderly boiler — and will recommend specialist testing where warranted. No services are tested or operated, and this is one of the most commonly misunderstood limits of any home survey.
Outside areas and boundaries
Garages, permanent outbuildings, boundary walls, fences, paths and drives are inspected in general terms, and the surveyor will note site conditions — trees close to the building, sloping ground, shared access — that could affect the property.
Legal and risk matters
The report flags issues for your conveyancer to pursue, such as apparent alterations that may have needed consent, guarantees to request, or shared arrangements to clarify, along with risks to the building, grounds and people that need attention.
The Condition Ratings Explained: 1, 2 and 3
Every main element of the property is given a colour-coded condition rating, which is what makes Level 2 reports quick to digest:
- Condition Rating 1 (green) — no repair currently needed. The element should simply be maintained normally.
- Condition Rating 2 (amber) — defects that need repair or replacement, but which are not considered serious or urgent. Think of worn but functional elements you should budget for in due course.
- Condition Rating 3 (red) — serious defects, or defects needing urgent repair, replacement or further investigation. These are the items to price up before exchange, because they may affect your decision or your negotiation.
Elements the surveyor could not inspect are marked as such — an honest “not inspected” tells you where uncertainty remains, which is itself useful information. A scattering of amber ratings is entirely normal for an older home; the red ratings and the “further investigation” recommendations are where your attention should go first.
What a Level 2 Survey Does Not Cover
A Level 2 is a considered professional inspection, not a forensic one, and its limits are defined as clearly as its scope:
- No invasive investigation. The surveyor does not lift fitted carpets or floorboards, drill walls, dig around foundations or open up any part of the structure.
- No inspection of concealed areas. Under-floor voids, cavity walls, flues and covered or unreachable roof areas are outside the visual scope, as is anything hidden behind furniture or stored goods.
- No testing of services. Electrics, gas, heating and drainage are observed, not tested. Where their visible condition raises concern, the report will recommend tests by qualified specialists before exchange.
- Limited investigation of causes. A Level 2 identifies defects and rates their seriousness, but it does not always chase down the underlying cause or set out repair options in detail — that deeper analysis belongs to Level 3.
- No costings as standard. Level 2 reports do not normally include estimated repair costs.
When you need a Level 3 instead
If the property is pre-1900 or otherwise elderly, of non-standard construction, visibly defective, substantially extended or altered, or you are planning major works, the deeper analysis of a Level 3 Building Survey is usually the wiser buy. A Level 3 involves a more thorough inspection, investigates the causes of defects and explains repair options. Our Level 2 vs Level 3 survey comparison walks through the decision, and our guide to building survey costs explains how pricing differs between the two.
The Optional Valuation Add-On
The Level 2 survey is available in two forms: survey only, or survey plus valuation. With the valuation option, the surveyor additionally provides a market valuation of the property and a reinstatement cost figure for buildings insurance purposes. This can be useful reassurance that you are not overpaying, and helpful context if the survey findings lead to renegotiation. Bear in mind that it does not replace your mortgage lender’s own valuation, which the lender commissions for its purposes rather than yours. If you want the valuation add-on, say so when booking, as it must be carried out to Red Book standards by an appropriately registered valuer.
What to Expect From the Report Itself
A Level 2 report follows a standard RICS format: a summary of the property and the surveyor’s overall impressions, a section-by-section account of the building’s elements with a condition rating for each, notes on services and grounds, matters for your legal adviser, and a summary of risks. It is written in plain language for buyers, not professionals, and typically arrives within a few working days of the inspection. Read the ratings summary first, then the detail behind any 3s, and never hesitate to phone your surveyor with questions — a good one will be pleased to talk the findings through with you.
Frequently Asked Questions
Does a Level 2 survey check the roof?
Yes, within visual limits. The surveyor inspects the roof coverings and chimneys from ground level, using binoculars or a pole camera where helpful, and examines the inside of the roof space wherever there is safe access through a hatch. What a Level 2 does not include is walking on the roof or inspecting concealed or unreachable areas — if the visible evidence suggests hidden problems, the report will recommend further investigation.
Does a Level 2 survey check for damp?
Yes. Checking for damp is a core part of the inspection: the surveyor takes moisture meter readings at vulnerable points, looks for staining, mould and salts, and comments on the apparent type and likely cause of any damp found. Because the inspection is non-invasive, however, damp concealed within the structure may not be detectable, and significant findings may lead to a recommendation for specialist investigation.
Is a Level 2 survey worth it?
For a conventional property in reasonable condition, a Level 2 survey is usually money well spent: it provides a professional assessment of the building’s condition, flags defects with clear ratings, and gives you evidence for renegotiation if problems emerge — all before you are legally committed. For older, altered or visibly problematic buildings, though, the fuller analysis of a Level 3 Building Survey tends to offer better value despite the higher fee.
Book Your Level 2 Survey
Our RICS chartered surveyors carry out Level 2 Home Surveys across London, with clear reports, honest advice on whether Level 2 or Level 3 suits your property, and an optional Red Book valuation add-on. Request your free quote and we will come back to you promptly with availability.