RICS Level 2 HomeBuyer Survey: What It Includes and What to Watch Out For

What Is a RICS Level 2 HomeBuyer Survey?

The Level 2 HomeBuyer Survey replaced the older “HomeBuyer Report” branding when RICS updated its surveying standards in 2021. It is carried out by a RICS-accredited surveyor and involves a thorough visual inspection of all accessible parts of the property. The surveyor reports on the condition of all main elements, flags defects using a traffic-light rating system, and provides a market valuation (on some versions of the report).

Costs typically range from £400 to £900, depending on the value of the property, its size, and your location in the UK. It is considerably cheaper than a Level 3 Building Survey, and for the majority of mainstream properties it provides sufficient information to make an informed decision.

What Does a Level 2 Survey Include?

The surveyor will inspect and report on every main element of the property. Here is what a standard Level 2 report covers:

• Roof coverings and chimney stacks: Inspected from ground level and from any accessible vantage point — for example, a flat-roof section that can be walked. The surveyor will look for slipped tiles, cracked pointing, and evidence of wear.
• External walls, render, and pointing: The surveyor checks for cracks, spalling brickwork, failed render, and signs that water could be getting in.
• Windows, doors, and external joinery: Condition, fit, glazing type, and any obvious rot or damage are noted.
• Internal walls, partitions, floors, and ceilings: The surveyor looks for cracking, movement, dampness, and signs of structural issues.
• Damp and timber conditions: A damp meter is used to check moisture levels throughout. Timber is checked for rot or beetle attack where accessible.
• Roof space: If accessible via a hatch, the surveyor will inspect the roof structure, insulation, and any visible signs of water ingress.
• Services — heating and drainage: A visual check only. The surveyor is not required to switch on, test, or certify any services.
• Gardens, outbuildings, and boundaries: A brief overview of the external grounds. Major issues such as subsidence-related ground movement will be noted.

What a Level 2 Survey Does NOT Cover

Understanding the limitations of the Level 2 is just as important as knowing what it includes. The following are explicitly outside its scope:

• Hidden areas behind walls, under floors, or above ceilings — if it cannot be seen, it cannot be reported on.
• Services testing — the gas, electrical, and plumbing installations are not switched on, tested, or certified.
• Environmental and contamination searches — these are arranged separately through your solicitor.
• Legal issues and boundary disputes — that is your conveyancing solicitor's responsibility.
• Structural calculations — the surveyor can flag concerns but cannot provide engineering calculations or guarantees.
• Areas the surveyor cannot safely access — scaffolding, specialist access equipment, or roof ladders are not included.

Sections marked “Not Inspected” (NI) are common in Level 2 reports. Do not ignore them. If an element could not be accessed, you need to find out why and consider arranging a separate specialist inspection before you exchange contracts.

Understanding the Condition Ratings

The condition rating system is the centrepiece of a Level 2 report. Each element of the property is assigned one of three ratings — or marked as Not Inspected. This is the most important part of the report and the section to focus on when deciding how to proceed.

Common Issues Found in Level 2 Surveys

Certain defects appear again and again in UK home surveys, particularly in older properties. Being familiar with them helps you read the report more critically:

• Damp: Rising damp, penetrating damp, and condensation are all extremely common in UK properties, particularly those built before 1980. The surveyor will distinguish between types where possible. Specialist treatment can range from a few hundred pounds to several thousand depending on severity.
• Roof defects: Slipped or broken tiles, degraded mortar pointing at the ridge and verges, and worn roofing felt beneath the tiles are typical findings. A full re-roof is a significant cost — usually £6,000 to £14,000 for a standard semi-detached.
• Chimney repointing: Chimney stacks are exposed to the worst of the weather and mortar erosion is almost universal in older properties. Repointing is generally affordable but should not be ignored as water ingress can cause internal damage.
• Cracks in external walls: Most cracks are minor and cosmetic, caused by thermal movement or shrinkage. However, stair-step cracking or wide horizontal cracks can indicate structural movement and warrant further investigation by a structural engineer.
• Outdated electrics or consumer units: Older fuse boards without RCD protection, or partial rewires using outdated rubber-insulated cable, are frequently flagged. An NICEIC electrical inspection test will confirm whether rewiring is required.
• Single glazing or poorly fitting windows: Common in pre-1980 properties. Single glazing significantly increases heat loss and can affect mortgage valuations. Budget accordingly if replacement is needed.
• Flat roof deterioration: Flat roofs over extensions or bay windows have a shorter lifespan than pitched roofs and frequently show signs of blistering, cracking, or ponding. Replacement is usually straightforward and relatively inexpensive.
• Minor drainage issues: Broken or displaced guttering and downpipes, or blocked gullies, are a common finding. Left unaddressed, they lead to damp problems — but they are usually cheap to fix.

Level 2 vs Level 3 — Which Do You Need?

Choosing the right survey level is one of the most important decisions a buyer makes. Picking the wrong one can mean either overpaying for a survey you didn’t need or, more seriously, missing structural problems that a Level 2 is not designed to uncover.

A Level 3 Building Survey typically costs £600 to £1,500 or more and is far more detailed — the surveyor describes defects in greater depth, explains their cause, and advises on repair options. For older or unusual properties, the additional cost is almost always worthwhile.

How to Get the Most from Your Level 2 Report

Receiving the report is just the beginning. Here is how to turn it into actionable next steps:

1. 1

   Read the full report, not just the summary

   The executive summary gives a broad overview, but the important detail — and the specific wording around risk — is in the main body of the report.

2. 2

   List every Condition 3 item

   These need specialist quotes before exchange. Contact relevant contractors (roofers, damp specialists, electricians) as soon as the report arrives.

3. 3

   Ask the surveyor to clarify anything unclear

   Most RICS surveyors are happy to take a short call after issuing the report. If something worries you, ring them — their verbal explanation is often more candid than the written report.

4. 4

   Follow up on all NI sections

   Ask the vendor or estate agent why access was not available and request that it be made accessible before you commit to exchange.

5. 5

   Use the findings to negotiate

   Condition 3 issues are legitimate grounds for renegotiating the asking price or requesting the vendor carries out repairs. Get quotes first so you have a figure to negotiate with.

6. 6

   Do not dismiss Condition 2 items

   They may not be urgent, but they indicate ongoing maintenance expenditure. Several Condition 2 findings can easily add up to several thousand pounds over the first few years of ownership.

What Happens After Your Survey

Once you have read the report and obtained any necessary specialist quotes, you broadly have three paths:

• ✓All clear or minor issues only: Proceed with confidence. Factor in any Condition 2 maintenance costs as part of your ownership budget.
• ●Significant but manageable issues: Obtain specialist quotes, renegotiate the offer price, or ask the vendor to carry out remedial works before exchange.
• ●Major structural concerns: Consider upgrading to a Level 3 Building Survey or commissioning an independent structural engineer before proceeding. Do not exchange until you fully understand the extent of the problem.