What Is a RICS Level 2 Home Survey?

A RICS Level 2 Home Survey is a visual inspection of a property, carried out by a qualified surveyor, that reports on its condition using a simple traffic-light rating system. It is designed for conventional properties in reasonable condition and gives you a clear, structured picture of what needs attention now and what to budget for later. It is not the right survey for every property.

You may still hear a Level 2 survey referred to as a HomeBuyer Report or HomeBuyer Survey. These are commonly used older terms. The current RICS product is the RICS Home Survey – Level 2. If you would like to instruct a Level 2 survey, our Level 2 Home Survey service page explains what is included and how to book.

What does a Level 2 Home Survey include?

A Level 2 Home Survey is a visual inspection of the accessible parts of the property. The surveyor assesses the building element by element — the roof, walls, windows, floors, services and grounds — and assigns each a condition rating. The report highlights significant defects, matters needing urgent attention, items that will need repairing or replacing, and anything that should be investigated further.

The report is structured and relatively concise compared with a Level 3 Building Survey. It is written to give you a clear, at-a-glance understanding of the property's condition rather than a detailed narrative analysis of construction and repair. For many conventional properties that is exactly what is needed; for older or more complex buildings, the depth of a Level 3 survey may be more appropriate.

What does the surveyor inspect?

The inspection is visual and non-invasive. The surveyor looks at what can be seen and safely reached without moving furniture, lifting fitted carpets, opening up construction or carrying out specialist testing. Typically this includes:

• The roof covering, chimneys, flashings and rainwater goods, inspected from accessible vantage points, subject to visibility, safety and site conditions
• External walls, pointing, render, cladding and external decoration
• Windows, doors and external joinery
• Internal walls, ceilings, floors and visible structural elements
• Roof spaces where there is safe and accessible hatch access
• Services — electricity, gas, water, heating and drainage — assessed visually only, not tested
• Garages, outbuildings, boundary walls and grounds where relevant
• Matters the surveyor considers should be raised with your legal adviser

The surveyor will note where an element could not be inspected — for example because it was covered, inaccessible or outside the agreed scope — and may recommend further investigation where appropriate.

What doesn't a Level 2 survey include?

It is important to understand the limits of a Level 2 survey before you instruct one. Because the inspection does not involve opening up the building, this means:

• Concealed construction is not opened up — the surveyor does not lift floors, remove wall finishes or take apart roof coverings
• Furniture, fitted carpets and stored items are not moved
• Services are not tested — there is no electrical safety test, gas test, drainage CCTV inspection or boiler performance check
• There is no invasive damp investigation, asbestos sampling or timber treatment survey
• No structural calculations are produced and no structural engineer's assessment is carried out

Where the surveyor identifies something that cannot be fully assessed through visual inspection alone — suspected structural movement, a drainage concern, an old electrical installation — the report will normally recommend an appropriate specialist investigation rather than guess at the cause.

Understanding RICS condition ratings

Each element inspected is given a condition rating using a traffic-light system. The ratings are:

• Condition rating 1 (green) — no repair is currently needed. The element is performing satisfactorily and routine maintenance is all that is required.
• Condition rating 2 (amber) — defects exist that need repairing or replacing, but are not considered serious or urgent. A Condition Rating 2 does not necessarily indicate a major problem, but the repair or maintenance requirement should be understood so you can plan for it.
• Condition rating 3 (red) — defects that are serious and/or need urgent repair or replacement. These are the findings that deserve your attention before proceeding.
• Not inspected (NI) — the element could not be inspected because it was inaccessible, covered or outside the scope of the survey.

A page of amber ratings is normal and not a reason to panic; a red rating deserves careful reading of the written commentary beside it. For a fuller explanation of how to read the ratings sensibly, see our guide to understanding survey traffic-light ratings.

Which properties are suitable for a Level 2 Home Survey?

A Level 2 Home Survey is generally suitable for conventional properties built from common materials, in reasonable condition, that have not been significantly extended or altered. This covers a large proportion of the housing stock — post-war semis, 1980s and 1990s detached homes, modern estates and straightforward flats.

Rather than applying a rigid age cut-off, the better question is whether the property is broadly typical of its type and in reasonable condition. A well-maintained 1960s house with a simple layout and no significant alterations is usually well suited to a Level 2 survey. The same house, heavily extended with a complex roof and visible signs of movement, may not be.

When should you consider a Level 3 Building Survey instead?

A Level 2 survey is built around the assumption that the property is broadly typical. Where that assumption does not hold, a Level 3 Building Survey is usually the more useful choice. Circumstances that may point towards Level 3 include:

• Older or period properties — Victorian, Edwardian, Georgian and earlier
• Larger or more complex buildings
• Properties that have been substantially extended, converted or altered
• Buildings of unusual or non-standard construction
• Properties in visibly poor condition
• Cases where significant defects or concerns are already apparent
• Properties where you intend to carry out substantial alterations or refurbishment

These are considerations, not absolute rules. The decision should follow the building rather than a formula. For a detailed explanation of what a Level 3 survey covers, see our Level 3 Building Survey guide.

Level 2 vs Level 3 survey — what's the difference?

Both survey levels report on condition, but a Level 3 Building Survey provides more detailed commentary on the property's construction and condition, the nature and significance of defects, and appropriate repair or further-investigation options. Level 2 suits conventional properties in reasonable condition; Level 3 suits older, altered, unusual or more complex buildings.

Rather than duplicate the full comparison here, our dedicated Level 2 vs Level 3 guide walks through the differences in depth and includes a simple way to decide based on the property in front of you.

How much does a Level 2 Home Survey cost?

There is no single flat fee for a Level 2 Home Survey. The cost depends on a number of factors, including:

• Size — a larger property takes longer to inspect and report on
• Age and construction — older or more complex construction can require more time and expertise
• Complexity — extensions, conversions and unusual layouts increase the scope of the inspection
• Location and access — travel time and site access can be a factor
• Survey level — a Level 2 survey costs less than a Level 3 survey of the same property, reflecting the difference in depth and reporting

We price each instruction individually. The quickest way to get an exact fee for your property is to use our instant online quote tool.

What happens after the survey?

After the inspection, the written report is delivered within 5 working days. The report sets out the condition ratings for each element, describes any significant findings and recommends further investigation where appropriate. If anything in the report is unclear, or you would like to talk through the findings before deciding how to proceed, you can discuss them with the surveyor — that conversation is part of the service, not a separate cost.

What should you do if the survey identifies a problem?

The right next step depends entirely on what has been found. A condition rating 3 does not automatically mean you should walk away, and a clean report does not guarantee a trouble-free purchase. Depending on the finding, sensible options include:

• Asking the surveyor for clarification on anything that is unclear in the report
• Commissioning further specialist investigation where the report recommends it — for example a structural engineer's report, a CCTV drain survey or an electrical condition report
• Obtaining quotations for significant repairs so you understand the likely cost before you commit
• Asking your solicitor to investigate legal or documentary matters — approvals for alterations, listed-building consent, rights and boundaries
• Discussing significant findings with the seller where appropriate, often through your solicitor or estate agent
• Reconsidering the purchase where the risks or costs are substantial and cannot be resolved

We do not give legal or financial advice, but the report is written to give you and your solicitor a clear basis for those conversations.

Frequently asked questions