Buying a property is likely the biggest investment you’ll ever make. A Level 2 home survey provides crucial insights into your potential new home’s condition, helping you make an informed decision and potentially saving thousands in unexpected repair costs. This comprehensive guide explains everything you need to know about RICS Level 2 home surveys, when they’re appropriate, and how they can protect your investment.
Understanding the Level 2 Home Survey
A Level 2 home survey, formerly known as a HomeBuyer Report, is a comprehensive property assessment conducted by a qualified RICS (Royal Institution of Chartered Surveyors) professional. It’s designed to identify significant issues that might affect the property’s value while providing a professional opinion on the overall condition.
A RICS surveyor conducting a Level 2 home survey inspection
The Level 2 survey focuses on assessing the general condition of the main elements of a property through a visual inspection. It doesn’t involve testing services or looking behind furniture, floor coverings, or inaccessible areas. Instead, it aims to highlight obvious problems that require urgent attention, need further investigation, or might affect the value of the property.
Key Takeaway: A Level 2 home survey provides a professional assessment of a property’s condition without being as detailed as a full structural survey, making it suitable for conventional properties in reasonable condition.
Comparing Different Survey Types
Understanding the differences between survey levels helps you choose the right one for your needs. Here’s how the three RICS survey types compare:
| Feature | Level 1 (Condition Report) | Level 2 (HomeBuyer Report) | Level 3 (Building Survey) |
| Depth of inspection | Basic visual inspection | More extensive visual inspection | Comprehensive, detailed inspection |
| Property suitability | Newer, conventional properties | Conventional properties in reasonable condition | Older, unusual, or renovated properties |
| Valuation included | No | Optional | No (separate valuation required) |
| Traffic light ratings | Yes | Yes | No |
| Advice on repairs | No | Yes | Detailed advice and options |
| Average cost (UK) | £500-£600 | £600-£1,500 | £700-£2,500+ |
Visual comparison of the three RICS survey levels
The Level 2 survey strikes a balance between the basic Condition Report and the comprehensive Building Survey. It provides sufficient detail for most conventional properties while remaining more affordable than a full structural survey.
When to Choose a Level 2 Home Survey
Not every property requires the same level of survey. Here are five key scenarios when a Level 2 survey is typically recommended:
- Conventional properties under 50 years old – Modern homes built with standard construction methods and materials typically don’t require the in-depth analysis of a Level 3 survey.
- Properties in visibly reasonable condition – When the property appears well-maintained without obvious major defects or extensive renovations.
- Standard houses, flats, or bungalows – Conventional residential properties rather than unique, historical, or significantly altered buildings.
- When you need a valuation included – If you want professional confirmation that the purchase price is fair (note: valuation is optional with Level 2).
- Medium-budget property purchases – When you’re making a significant investment but need to balance survey costs with adequate protection.
A typical conventional property suitable for a Level 2 home survey
“The Level 2 survey is the most popular choice for homebuyers because it provides a good balance of detail and cost-effectiveness for conventional properties in reasonable condition.”
What Does a Level 2 Home Survey Include?
Understanding exactly what’s covered in a Level 2 home survey helps you know what to expect from the report. Here’s what RICS surveyors typically examine:
External Elements
- Roof coverings and chimneys
- Gutters, downpipes, and drainage
- External walls, windows, and doors
- External decorative state
- Garages and permanent outbuildings
- Grounds and boundaries
Internal Elements
- Ceilings, walls, and partitions
- Floors and skirting boards
- Internal doors and frames
- Bathroom fittings and kitchen units
- Woodwork and joinery
- Dampness, insulation, and ventilation
A surveyor checking for dampness issues during a Level 2 inspection
Services Assessment
The surveyor will visually inspect and provide a general opinion on the following services, though no testing is carried out:
- Electricity supply and visible wiring
- Gas/oil installations and visible pipes
- Water supply and plumbing
- Heating and hot water systems
- Drainage (where visible)
The Traffic Light System
A key feature of the Level 2 home survey is the traffic light rating system that helps prioritize issues:
Red Condition Rating 3
Defects that are serious and/or need urgent repair, replacement, or further investigation.
Amber Condition Rating 2
Defects that need repair or replacement but are not considered serious or urgent.
Green Condition Rating 1
No repair is currently needed. The property has been maintained reasonably well.
Example of the traffic light rating system in a Level 2 survey report
Costs and Timeframes for Level 2 Home Surveys
The cost of a Level 2 home survey varies depending on the property’s value, size, location, and whether you opt for a valuation. Here’s a comparison of average costs across different regions:
| Property Value | UK Average | London/South East |
| Up to £100,000 | £400-£500 | £450-£550 |
| £100,000-£250,000 | £500-£600 | £550-£650 |
| £250,000-£500,000 | £600-£700 | £650-£800 |
| £500,000-£1,000,000 | £700-£900 | £800-£1,000 |
| Over £1,000,000 | £900+ | £1,000+ |
Typical Timeframes
Understanding the timeline for a Level 2 home survey helps you plan your property purchase effectively:
- Booking to inspection: Typically 3-7 working days, depending on surveyor availability
- Inspection duration: 2-4 hours for an average property
- Report delivery: Usually within 3-5 working days after inspection
- Total process: Approximately 1-2 weeks from booking to receiving the report
Typical timeline for a Level 2 home survey process
Ready to Book Your Level 2 Home Survey?
Get a professional opinion on your property’s condition and make an informed purchase decision. Request a free, no-obligation quote today.
Preparing for a Level 2 Home Survey: 3 Actionable Tips
While the surveyor is responsible for conducting a thorough inspection, there are steps you can take to ensure you get the most value from your Level 2 home survey:
Preparing a property for a thorough survey inspection
1. Ensure Full Access
If you’re the current owner, ensure the surveyor can access all areas of the property. Clear spaces around hatches, move furniture away from walls where possible, and provide access to outbuildings and garages.
If you’re the buyer, coordinate with the estate agent to ensure the surveyor will have comprehensive access to all areas of the property, including lofts, basements, and outbuildings.
2. Prepare Documentation
Gather any relevant property documentation that might help the surveyor, including:
- Previous survey reports
- Building regulations certificates
- Planning permissions
- Guarantees for work carried out
- Energy performance certificates
3. Compile Your Concerns
Make a list of specific concerns or questions you have about the property. Many surveyors welcome this input before the inspection and will pay particular attention to these areas.
Consider asking the surveyor to call you after the inspection for an initial verbal summary of major findings before receiving the full report.
“A well-prepared property inspection leads to a more thorough survey report. The more access and information you can provide, the more comprehensive the professional opinion will be.”
Ensuring access to all areas, including lofts, is crucial for a thorough survey
Frequently Asked Questions About Level 2 Home Surveys
Is a Level 2 survey worth it?
Yes, a Level 2 survey is generally considered excellent value for money. For an investment of £600-£800, you gain professional insights that could save you thousands in unexpected repair costs or help you negotiate a better purchase price. The survey provides peace of mind and can identify issues that might not be visible to the untrained eye during viewings.
Can a Level 2 survey detect subsidence?
A Level 2 survey can identify visible signs of subsidence, such as significant cracks in walls or uneven floors. However, it’s important to note that the survey is visual only—the surveyor won’t conduct intrusive investigations. If they spot potential subsidence indicators, they’ll recommend further specialized investigation. For properties with known subsidence history, a Level 3 Building Survey might be more appropriate.
How long does a Level 2 survey take?
The physical inspection typically takes 2-4 hours, depending on the property’s size and complexity. You’ll usually receive the full report within 3-5 working days after the inspection. The entire process from booking to receiving the report generally takes 1-2 weeks.
What’s the difference between a mortgage valuation and a Level 2 survey?
A mortgage valuation is conducted primarily for the lender’s benefit to confirm the property is worth the loan amount. It’s a brief assessment that may not identify significant defects. A Level 2 survey is much more comprehensive, focusing on the property’s condition and identifying issues that could affect your decision to purchase or the price you’re willing to pay.
Can I use the survey results to negotiate the purchase price?
Yes, this is a common practice. If the survey reveals significant issues, you can use the report to negotiate a lower price that reflects the cost of necessary repairs. Having a professional surveyor’s assessment strengthens your negotiating position. Some buyers request quotes for repair work to support their revised offer.
Homebuyers discussing survey findings with their estate agent
Make an Informed Property Decision
A Level 2 home survey provides the professional opinion you need to proceed with confidence or negotiate effectively. Find a qualified RICS surveyor in your area today.
Conclusion: Protecting Your Property Investment
A Level 2 home survey represents a small investment that can provide significant peace of mind when purchasing a property. By understanding the condition of your potential new home through a professional’s eyes, you can make informed decisions, budget appropriately for future maintenance, and potentially negotiate a better purchase price.
For most conventional properties in reasonable condition, the Level 2 survey offers the ideal balance between cost and comprehensive assessment. It provides enough detail to identify significant issues without the higher expense of a full Building Survey, which is typically only necessary for older or unusual properties.
Making confident property decisions with the insights from a Level 2 home survey
Remember that while a Level 2 survey is thorough, it has limitations—it’s a visual inspection only and won’t identify issues behind walls or under floors. For complete peace of mind, always ensure you’re working with a qualified RICS surveyor who can provide the professional opinion you need to make one of life’s biggest investments with confidence.
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