Short answer: a RICS Level 2 Home Survey covers a thorough visual inspection of a conventional property and provides a written condition report with traffic-light ratings, visible defects, repair and maintenance advice, matters for further investigation and issues for your legal adviser.
It is the survey many buyers know as a HomeBuyer Report or Homebuyers Survey. The current RICS name is Home Survey Level 2.
What is inspected in a Level 2 survey?
The surveyor inspects the parts of the property that are visible, accessible and safe on the day. The exact inspection depends on the building, but it normally considers the following areas.
Outside
- roof coverings, chimneys and flashings where visible;
- gutters, downpipes and rainwater disposal;
- external walls, render, pointing and cladding;
- windows, doors, external joinery and visible glazing;
- extensions, porches, conservatories and attached structures;
- grounds, paths, boundaries, retaining walls and permanent outbuildings.
Inside
- ceilings, walls and floors;
- roof spaces where access is available and safe;
- visible signs of movement, dampness, leaks or timber decay;
- fireplaces, chimney breasts and visible flues;
- windows, doors, stairs and internal joinery;
- bathrooms and kitchens insofar as they indicate building condition;
- visible insulation, ventilation and energy-related matters.
Services
Visible elements of electricity, gas, water, heating and drainage are observed, but a surveyor is not carrying out specialist safety certification. If installations appear old, defective or inadequately documented, the report may recommend testing by an appropriately qualified contractor.
What will the Level 2 report tell you?
The report describes the construction and condition of the property at the time of inspection. It aims to help you understand:
- defects that are serious or require urgent attention;
- issues that should be investigated before purchase;
- repairs and ongoing maintenance likely to be needed;
- risks to the building, grounds or people;
- legal matters to raise with your conveyancer;
- limitations that prevented part of the property being inspected.
Condition ratings make the report easier to scan, but the supporting text is essential. A red rating does not state a repair cost, and several amber items can still represent substantial expenditure.
What is not covered?
A Level 2 survey is non-invasive. It does not normally involve:
- opening up walls, floors or ceilings;
- moving heavy furniture or fitted cupboards;
- lifting fixed floor coverings;
- testing gas, electrical or heating systems as a specialist would;
- CCTV inspection of underground drains;
- laboratory analysis for asbestos or other materials;
- structural calculations or design work;
- a market valuation unless the valuation option is specifically commissioned.
If there is evidence of a concern that cannot be resolved visually, the surveyor recommends proportionate further investigation rather than guessing.
Does Level 2 include a valuation?
Not necessarily. RICS provides a Level 2 survey-only service and a Level 2 survey-plus-valuation service. Check the quotation and terms to confirm whether a market valuation and insurance reinstatement figure are included. A lender's mortgage valuation is separate and is primarily for the lender.
Is Level 2 right for your property?
Level 2 is normally appropriate where the property:
- is conventionally built using common materials;
- has a relatively simple form and layout;
- appears to be in reasonable condition;
- has not been extensively or unusually altered.
Choose or consider Level 3 where the building is older, large, unusual, extensively altered, visibly run-down or intended for major renovation. The extra depth is particularly useful where understanding defect causes and repair options will influence your purchase decision.
What Surrey Surveyors adds
Our Level 2 service includes moisture readings, numbered photographs and a drone inspection of high-level elements where weather, privacy, safety and environmental conditions permit. After receiving the report, clients can discuss the findings with the surveyor without an additional debrief charge.
For a direct comparison, read Level 2 vs Level 3: what is the difference?