When buying a property, understanding its condition is very helpful to making an informed decision and potentially saving thousands of pounds in unexpected repairs. A Level 2 House Survey, formerly known as a HomeBuyer Report, is one of the most popular survey options for UK homebuyers. This comprehensive guide explains what a Level 2 survey includes, how it compares to other survey types, and helps you determine if it’s the right choice for your property purchase.
A RICS surveyor conducting a Level 2 House Survey inspection
What is a Level 2 House Survey?
A Level 2 House Survey is a comprehensive property assessment conducted by a qualified surveyor to evaluate a building’s condition, identify potential issues, and provide recommendations. Standardised by the Royal Institution of Chartered Surveyors (RICS), this mid-level survey strikes a balance between the basic Condition Report (Level 1) and the detailed Building Survey (Level 3).
The primary purpose of a Level 2 survey is to identify any significant problems with a property before you commit to purchase. It covers all visible and accessible parts of the property, highlighting issues that may affect its value and providing advice on repairs and maintenance.
Key Features of a Level 2 House Survey
Comparing Survey Types: Level 1 vs Level 2 vs Level 3
Understanding the differences between survey types helps you choose the most appropriate option for your property purchase. Each survey level offers different depths of inspection and reporting.
| Feature | Level 1 (Condition Report) | Level 2 (HomeBuyer Report) | Level 3 (Building Survey) |
| Suitable for | Newer properties in good condition | Conventional properties in reasonable condition | Older, larger, more expensive or unusual properties |
| Inspection depth | Limited visual inspection only | Visual inspection of accessible areas | Comprehensive with in-depth checks |
| Report detail | Basic condition ratings | Detailed condition with advice | Extensive technical analysis |
| Valuation included | No | Yes | Optional (extra cost) |
| Cost range (UK) | £500-£600 | £600-£1,500 | £700-£2,500+ |
| Time on site | 1-2 hours | 2-4 hours | 4-8 hours |
The traffic light rating system used in Level 2 House Surveys
Which Properties are Suitable for a Level 2 House Survey?
A Level 2 House Survey is particularly well-suited for certain types of properties. Understanding if your potential purchase falls into these categories can help you determine if this survey type is appropriate.
Ideal for Level 2 Surveys:
Consider Level 3 instead for:
A typical property suitable for a Level 2 House Survey
Common Issues Identified in Level 2 House Surveys
Level 2 House Surveys frequently uncover various issues that might not be apparent during a casual viewing. Being aware of these common problems can help you better understand your survey report and make informed decisions about your property purchase.
Structural Issues
Damp and Moisture
Roofing Problems
Services Issues
Timber Defects
External Elements
The Level 2 House Survey Process: Step-by-Step Guide
Understanding the process of arranging and conducting a Level 2 House Survey helps you prepare effectively and know what to expect. Here’s a comprehensive guide to the entire process:
Look for CIOB, RPSA or RICS-certified surveyors with experience in your property type and local area. Ask for recommendations, read reviews, and check their credentials.
Contact us for quotes. Prices typically range from £600-£1,000 depending on property size, value, and location. Be wary of unusually low quotes as they may indicate a less thorough service.
Once you’ve selected a surveyor, book a date for the inspection. This is usually arranged through the estate agent, who will provide access to the property. Typical lead times are 1-2 weeks.
The surveyor will spend 2-4 hours at the property examining all visible and accessible areas. They’ll check the condition of the building fabric, services, and identify any defects.
After the inspection, the surveyor will prepare a detailed report, which typically takes 3-5 working days. The report will include condition ratings using the traffic light system.
Once you receive the report, review it carefully. Pay particular attention to any ‘red’ (Condition 3) items that require urgent attention or further investigation.
Most surveyors offer a follow-up call to discuss the findings. Take advantage of this to clarify any points and understand the implications of identified issues.
Based on the survey findings, decide whether to proceed with the purchase, renegotiate the price, or request that the seller addresses certain issues before completion.
A surveyor explaining Level 2 House Survey findings to homebuyers
Interpreting Your Level 2 House Survey Results
Understanding how to interpret your survey report is crucial for making informed decisions about your property purchase. Level 2 House Surveys use a standardized format and rating system to help you quickly identify issues and their severity.
The Traffic Light Rating System Explained
No repair is currently needed. The property must be maintained in the normal way.
Defects that need repairing or replacing but are not considered serious or urgent.
Defects that are serious and/or need to be repaired, replaced or investigated urgently.
Using Survey Results for Negotiation
Your Level 2 House Survey results can provide valuable leverage when negotiating with the seller. Here are some strategies for using the findings effectively:
Homebuyers reviewing a Level 2 House Survey report with condition ratings
Frequently Asked Questions About Level 2 House Surveys
Is a Level 2 House Survey worth it?
Yes, a Level 2 House Survey is generally considered excellent value for money. For a relatively modest cost (£600-£1,500), you gain comprehensive information about your potential property’s condition. Research shows that homebuyers who commission surveys save an average of £5,000-£10,000 by identifying issues that would otherwise lead to expensive repairs. The survey also provides peace of mind and valuable negotiation leverage.
Can a Level 2 Survey detect asbestos?
A Level 2 Survey can identify materials that may contain asbestos based on visual inspection, but it can not definitively confirm asbestos presence. If the surveyor suspects asbestos-containing materials, they will recommend specialist testing. This is particularly relevant for properties built between the 1950s and 1990s when asbestos was commonly used in construction.
How long does a Level 2 House Survey take?
The on-site inspection typically takes 2-4 hours, depending on the property size and complexity. After the inspection, you can expect to receive the report within 3-5 working days. Some surveyors offer express services for an additional fee, which can deliver reports within 24-48 hours.
What’s the difference between a mortgage valuation and a Level 2 Survey?
A mortgage valuation is conducted solely for the lender’s benefit to confirm the property is worth the loan amount. It’s very basic and may not identify significant defects. A Level 2 Survey is much more comprehensive, examining the property’s condition in detail and providing you with valuable information about its state of repair. Many homebuyers mistakenly believe a mortgage valuation protects their interests, but only a proper survey offers this protection.
Who arranges the Level 2 House Survey?
The buyer is responsible for arranging and paying for the Level 2 House Survey. This should be done after your offer has been accepted but before exchange of contracts. Your estate agent or solicitor can recommend qualified surveyors, or you can find CIOB, RPSA and RICS-certified professionals through our website.
Will a Level 2 Survey check the boiler and heating system?
A Level 2 Survey includes a visual inspection of the boiler and heating system, noting their apparent condition and age. However, it doesn’t include testing or certification of these systems. If the surveyor identifies concerns, they may recommend a specialist heating engineer inspection. For definitive confirmation of safety and efficiency, you should arrange a separate Gas Safe registered engineer inspection.
Conclusion: Making an Informed Property Decision
A Level 2 House Survey represents a crucial investment in your property purchase journey. By providing detailed insights into your potential home’s condition, it helps you make informed decisions, avoid unexpected costs, and negotiate effectively. The survey’s standardised format and traffic light rating system make it accessible and easy to understand, even for first-time buyers.
Remember that while the upfront cost of a survey may seem significant, it typically represents less than 0.001% of the property’s value and can save you thousands in unexpected repair costs. The peace of mind that comes from knowing exactly what you’re buying is invaluable in what is likely to be one of the largest financial transactions of your life.
Whether you’re purchasing a modern apartment or a mid-century family home, a Level 2 House Survey conducted by a RICS-certified surveyor provides the right balance of detail and value for most conventional properties. By understanding what the survey covers, how to interpret the results, and how to act on the findings, you’re well-equipped to navigate your property purchase with confidence.
Making a confident property purchase decision after a thorough Level 2 House Survey
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Protect your property investment
Don’t risk expensive surprises after purchase. Get a professional Level 2 House Survey from a RICS-certified surveyor. Find a CIOB, RPSA and RICS-Certified Surveyor with Notting Hill Surveyors today.
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Book your Level 2 House Survey today with RICS-certified professionals. Protect your investment and gain peace of mind. Book Your Level 2 Survey today.
