Level 2 Homebuyers Survey
A Level 2 house survey (the RICS HomeBuyer Report) is the right choice for most conventional properties in reasonable condition — a clear, colour-coded report on the home's condition from £400.
What is a Level 2 house survey?
A Level 2 house survey — formally the RICS Home Survey Level 2, and still widely known as the HomeBuyer Report — is the middle level of the RICS Home Survey Standard and the survey most UK homebuyers need. It reports on the construction and condition of the property, with commentary on amenities and the immediate area, rates every element with clear traffic-light ratings, and flags the urgent defects worth acting on before exchange — without the depth (or cost) of a Level 3 report designed for older and altered buildings.
What does a Level 2 house survey cover?
The inspection runs from the roof down to the floors, and every element is rated in an easy-to-read traffic light system:
- Condition rating 3 (red) Serious defects requiring repair, replacement or further investigation urgently.
- Condition rating 2 (amber) Defects that ought to be repaired or replaced, but are not serious or urgent. These are more associated with property maintenance.
- Condition rating 1 (green) No repairs needed for now.
The surveyor checks for damp using a moisture meter, inspects visible and accessible parts of the roof, walls, floors, windows, doors and services, and reports on insulation, ventilation and drainage where visible. Urgent issues (rated red) that need specialist attention before exchange of contracts are highlighted — typically gas, electrical or drainage concerns — so you can renegotiate or budget with confidence.
What the surveyor inspects
Externally: the main roof, chimneys and rainwater goods from ground level and accessible vantage points, the external walls and any visible damp-proof course, windows and doors, and the garage, outbuildings and boundaries in summary. Internally: the roof space where there is safe access, ceilings, walls and partitions, floor surfaces, fireplaces and chimney breasts, and the visible parts of the gas, electricity, water, heating and drainage installations. Moisture readings are taken at the walls most prone to damp, and the report comments on energy matters and the locality a buyer should weigh.
What a Level 2 survey does not include
Knowing the limits keeps expectations honest. A Level 2 house survey is non-invasive: the surveyor does not lift floorboards, move heavy furniture or open up the structure. Services are reported on as seen, not tested — with specialist tests recommended where the visible evidence justifies them — and the standard report contains neither repair costings nor a market valuation. If you want defect causes explained in depth, that is the territory of the Level 3 Building Survey; if you also need a formal figure for the property, ask when booking and an RICS valuation (from around £250) can be arranged alongside.
Level 2 or Level 3 — which survey do you need?
A Level 2 survey suits conventional houses and flats built after roughly 1900 that appear in reasonable condition. Choose a Level 3 Building Survey instead if the property is older, extended, visibly defective, unconventional in construction, or you plan major works. Our guide to Homebuyer Report vs Building Survey compares the two in detail.
Two rules of thumb settle most cases: the older the property, the stronger the case for Level 3; and if you are already worried about a specific issue (roof, damp, movement), the survey that explains causes beats the survey that rates conditions. Still unsure? Send us the listing link — we will recommend a level honestly and quote both, fixed, before you book. Buying a brand-new home instead? A snagging survey is usually the sharper tool than either level.
How much does a Level 2 house survey cost?
A Level 2 house survey typically costs £400–£600 in 2026, depending on the property's value, size and location. That is a small fraction of the average £5,000+ in repair issues a survey uncovers — and powerful leverage for renegotiating the purchase price. For price bands by property type and how Level 2 compares with Level 3, see the house survey cost guide.
How long does it take?
The inspection itself takes 1–2 hours for a typical home, with your report delivered within 3–5 working days — faster where your purchase timetable demands it — and a follow-up call with your surveyor included, in time to renegotiate before exchange if the findings justify it.
What happens after the report?
Most Level 2 reports contain a mix of green and amber ratings with a handful of items to watch — read the summary, take the surveyor call, and budget for the ambers. Where a red rating appears, get the recommended specialist quote before exchange and use it: our guide to renegotiating the price after a survey shows how buyers turn findings into savings. And if one defect deserves a deeper answer, a specific defect report from the same panel of building surveyors targets it directly.
Frequently asked questions
Why should I get a building survey?
Buying a property may be one of your biggest financial commitments, but it is easy to overlook the ongoing expenses ties to maintenance and repairs.
If the condition a property is poor, it could become expensive. A report in hand can serve as ammunition in renegotiating the purchase price or in persuading the owner to carry out the repairs themselves prior to exchange.
What is the difference between a Full Building Survey and a Homebuyers report?
A Full Building Survey is classed as level 3, meaning the inspection is more thorough and the report is more comprehensive.
A Homebuyers Report is level 2 and slightly cheaper, but does not cover as much in terms of property condition or searches (e.g. flood risk). It does, however, have a traffic light system, which may be a bit easier to read.
We recommend you do not skimp on the cost of a building survey for the sake of, say, £100 difference, as it is crucial to ascertain as much information about the property condition as possible.
When do I receive the report?
Ordinarily, within a few days of the inspection being arranged (subject to access being arranged by the occupier/agent).
Is the vendor obligated to inform me of property issues?
While the current owner is obligated to be truthful in completing a property questionnaire, statements subject to independent verification should not be solely relied upon. This is why you will often find a section in the report with information for the special attention of your legal advisor.
What legal enquiries should my solicitor make?
Potential legal queries that may arise include uncertainties about ownership of outdoor spaces, rights of access, physical boundaries, off-street parking, documentation related to extensions (both for the subject property and adjoining properties), etc. Other examples of information your solicitor should seek include:
- previous structural repairs (e.g. underpinning or strengthening), and past/current insurance claims
- list of improvements carried out (e.g. new bathroom, new kitchen, Velux, energy)
- structural alterations or additions
- redecoration or renewal of finishes
- local authority or statutory approvals
- age of the property
- length of occupancy at the property
- whether the property is Listed or located in a conservation area
- guarantees or warranties (e.g. for timber or damp treatment, tanking, cavity wall tie replacement, etc.)
- neighbour or other disputes affecting the property
- availability of mains services (e.g. details of maintenance/service records, repairs and upgrading, especially for gas and electrical installations)
- details of private services
- status of roadways (adopted or private)
- known rights of way or other rights that may exist over or benefit the property
- location of any concealed traps and hatches that may provide access to parts of the structure
- tenure
- specific details needed as a result of the surveyor following a reasonable trail of enquiry
- where the property is leasehold, lease term (original and unexpired), details regarding ground rent, service charge, insurance arrangements, responsibility for repairs and maintenance, and identity of the freeholders or superior landlord and the management company
- ownership of boundaries
- Party Wall etc. Act 1996 issues
- where there is private drainage, details on type of drainage and locations of holding tanks, plant and equipment, when and how it is serviced, capacity of holding tanks and frequency of emptying in relation to the number of people in the household
- whether the property or immediate locality has been affected by flooding, or an invasive species
- all guarantees (for previous works) and insurances and whether they will transfer with the ownership of the property
What documents should the vendor provide me with?
The documents including, but not limited to, the following should be obtained by you and/or your solicitor prior to exchange, purchase and occupation:
- Building Regulations Compliance Certificate
- Gas Safe Certificate
- Electrical Safety Certificate
- FENSA Certificate