RICS Level 2 Home Survey
The RICS Level 2 Home Survey — also known as the HomeBuyer Report — is our most popular survey. It gives you a detailed inspection of the property's condition plus clear advice on defects, recommended repairs and ongoing maintenance.
Includes a market valuation and reinstatement cost assessment as standard. Suitable for most conventional properties built within the last 150 years that are in reasonable condition.
Level 2 HomeBuyer Report
Our Home Surveyor & Property Valuer Accreditation & Professional Membership
Our RICS Level 2 Home Surveys are carried out by qualified surveyors who belong to the professional bodies that set UK property standards. Every report is prepared to recognised guidance and is completely independent, so you can rely on the findings when you buy, sell or value a home.
What Is a RICS Level 2 Home Survey?
The RICS Level 2 Home Survey — widely known as the HomeBuyer Report — is the most commonly instructed residential property survey in England and Wales. It provides a thorough inspection of the property and a detailed report written in a standardised RICS format.
What It Covers
- The condition of all visible and accessible parts of the building
- Traffic-light condition ratings for every element
- Defects identified with clear advice on repairs
- Ongoing maintenance recommendations
- A market valuation of the property
- A reinstatement cost assessment for insurance purposes
- Colour photographs of significant defects
What It Does Not Cover
- Invasive testing or inspection of concealed areas
- Detailed structural calculations
- Testing of gas, electrical or drainage installations
- Specialist damp or timber surveys (available separately)
- Detailed cost estimates for repairs
Is a Level 2 Survey Right for You?
The Level 2 Home Survey is suitable for the vast majority of residential property purchases in England and Wales.
Suitable For
- Conventional houses, flats and bungalows (any age)
- Properties in reasonable or good condition
- Standard construction (brick, block, stone, timber frame)
- Period properties built after approximately 1850
- First-time buyers and home movers
- Buy-to-let investment purchases
May Need Level 3 Instead
- Properties in obviously poor condition
- Listed buildings or those in conservation areas
- Unusual construction methods (concrete frame, steel, thatch)
- Properties you plan to extensively renovate
- Very large properties (over 3,000 sq ft)
- Buildings older than approximately 1850
Not sure which survey you need? Speak to a surveyor for free, no-obligation advice.
What Is Included in a Level 2 Survey
Every RICS Level 2 Home Survey we produce includes the following as standard.
Full External Inspection
Roof, chimneys, gutters, walls, windows, doors, joinery, damp-proof course, drainage and boundaries inspected from ground level and accessible flat roofs.
Full Internal Inspection
Ceilings, walls, floors, fireplaces, kitchen, bathroom, built-in fittings, loft space, cellars and basements inspected where accessible.
Services Visual Check
Gas, electricity, water, heating and drainage installations visually inspected. Note: services are not tested.
Traffic-Light Ratings
Every building element rated green (no repair needed now), amber (defects that need repair or replacement) or red (serious/urgent defects).
Defect Advice
Clear descriptions of each defect — what the problem is, how serious it is, what caused it and what you should do about it.
Market Valuation
An independent assessment of the property's market value based on comparable evidence and the surveyor's professional judgement.
Reinstatement Cost
The estimated cost of rebuilding the property for insurance purposes, calculated in accordance with RICS guidance.
Maintenance Guidance
Recommendations for ongoing maintenance and repair priorities to help you plan and budget.
Colour Photographs
Photographs of significant defects, so you can see what the surveyor found without needing to visit the property again.
Plain English Report
Written in clear, understandable language. No industry jargon. Every finding is explained so you can make an informed decision.
How the Level 2 Survey Works
From enquiry to report — clear, fast and straightforward.
Get a Quote
Contact us with the property details. We respond within 24 hours with a fixed-price quote. No VAT added to our fees.
Book the Inspection
Choose a date that works for you. We schedule inspections within 5–10 working days of your instruction.
Surveyor Inspects
The surveyor spends 2–4 hours at the property inspecting every accessible area inside and out.
Receive Your Report
Your detailed Level 2 report, including valuation, is delivered by email within 5–7 working days of the inspection.
Level 2 Home Survey Questions
What is the difference between a Level 2 and Level 3 survey?
A RICS Level 2 Home Survey (HomeBuyer Report) provides a detailed inspection of the property's condition with defect advice and a valuation, suitable for most conventional properties. A RICS Level 3 Building Survey (formerly a Full Structural Survey) is a comprehensive, in-depth inspection that examines every aspect of the building in far greater detail. It is recommended for older properties (pre-1850), listed buildings, properties in poor condition, unusual construction or those you plan to extensively renovate. The Level 3 report is longer, goes into greater technical depth and typically costs more.
How much does a RICS Level 2 Home Survey cost?
Our RICS Level 2 Home Survey starts from £525 ex VAT for a typical house or flat. The exact price depends on the size, age, location and type of property. We provide a fixed-price quote within 24 hours — the price we quote is the price you pay, with no hidden extras, no travel surcharges and no VAT added. This covers our entire seven-county area: Bedfordshire, Buckinghamshire, Cambridgeshire, Hertfordshire, Northamptonshire, Greater London and Oxfordshire.
How long does a Level 2 survey take?
The physical inspection typically takes between 2 and 4 hours depending on the size and complexity of the property. The surveyor examines the inside and outside in detail, including the roof space where accessible. After the inspection, the surveyor prepares the written report, which is delivered by email within 5–7 working days. If we find anything urgent during the inspection we will call you the same day rather than waiting for the report.
Does the Level 2 survey include a valuation?
Yes. A market valuation is included as standard in every RICS Level 2 Home Survey we produce. The valuation is an independent assessment of what the property is worth on the open market, based on comparable sales evidence and the surveyor's professional judgement. We also include a reinstatement cost assessment — the estimated cost of rebuilding the property for building insurance purposes. If you need a formal RICS Red Book Valuation for tax, legal or probate purposes, this is a separate service.
Can I speak to the surveyor after I receive the report?
Yes, and we encourage it. Every client who instructs us for a Level 2 Home Survey is welcome to speak directly to the surveyor after receiving the report — at no extra charge. You can call to ask questions about any finding, discuss concerns or clarify anything you do not understand. There is no call centre filtering; you speak directly to the surveyor who inspected your property.
Do you cover my area for a Level 2 survey?
We provide RICS Level 2 Home Surveys across all seven of our counties: Bedfordshire, Buckinghamshire, Cambridgeshire, Hertfordshire, Northamptonshire, Greater London and Oxfordshire. Every surveyor we use is locally based and knows the building traditions, geology, common defects and property market in their area. No travel surcharges apply for any location within our coverage area.
Get a Fixed-Price Level 2 Survey Quote
Free, no-obligation quote within 24 hours. Includes market valuation as standard.