If you’re buying a property in London and your mortgage lender or estate agent has mentioned a “Level 2 survey,” you’re looking at what’s officially known as the RICS HomeBuyer Report. It’s the most commonly requested property survey in the UK, and for good reason — it strikes a practical balance between cost and the depth of information you get before signing on the dotted line.
Here’s a clear breakdown of what it covers, who it’s for, and why skipping it can end up costing you far more than the survey fee itself.
What is a RICS Level 2 Survey?
A RICS Level 2 Survey (HomeBuyer Report) is a mid-tier property survey carried out by a qualified, RICS-regulated surveyor. It’s designed for conventional properties in reasonable condition — built from standard materials, with no obvious signs of major structural problems.
The surveyor carries out a visual inspection of the property, including the roof space, and reports back on:
- The overall condition of the property, rated using a simple traffic-light system (Condition 1, 2, or 3)
- Damp, condensation, and moisture issues
- Signs of structural movement or cracking
- Roof condition and visible defects
- Electrics, plumbing, and heating (visual checks only, not a full test)
- Any urgent repairs that need attention before you complete the purchase
Unlike a full Level 3 Building Survey, it doesn’t go into the same level of technical detail or provide repair cost estimates — but for most buyers of standard homes and flats, it gives more than enough to make an informed decision.
Who Should Get a Level 2 Survey?
This survey is the right fit if you’re buying:
- A house or flat built after around 1900 using standard construction methods
- A property that’s been reasonably well-maintained
- A home you don’t plan to significantly renovate or extend
If the property is older, has an unusual construction, has visible cracks or damp, or you’re planning major building work, a Level 3 Building Survey is the safer choice — it digs much deeper and gives you repair cost estimates too.
Why Skipping the Survey Is a Costly Gamble
It’s tempting to skip the survey and rely on the mortgage valuation instead — but a valuation isn’t a survey. It exists purely to confirm the property is worth what the lender is loaning against; it isn’t designed to catch problems that could affect your day-to-day life or your wallet.
We regularly uncover issues during Level 2 surveys that buyers had no idea about — roof defects, damp patches hidden behind furniture, or ageing electrics that need immediate attention. In many cases, these findings give buyers solid grounds to renegotiate the purchase price, sometimes saving thousands of pounds against a survey fee that’s a small fraction of that.
What Happens After the Survey?
Once the inspection is complete, you’ll receive a clear, jargon-free written report — usually within 5 working days. At Surveying People, we go a step further: after you’ve had a chance to read through it, your surveyor calls you directly to walk through the findings and answer any questions, so you’re never left staring at a report wondering what it actually means for your purchase.
If the report flags anything serious, you have options: ask the seller to fix it before completion, negotiate a price reduction, or in some cases, walk away from the deal entirely — better to find out now than after you’ve moved in.
What’s Included With Every Level 2 Survey?
- A thorough visual inspection by a RICS-qualified, local surveyor
- A free drone survey for hard-to-reach areas like roofs and chimneys
- A clear, easy-to-understand written report within 5 working days
- A follow-up call to talk through the findings
Get Your Level 2 Survey Booked
Buying a home is one of the biggest financial decisions you’ll make — a HomeBuyer Report gives you the clarity to make it with confidence, not guesswork. If you’d like a free, no-obligation quote for your property, get in touch with our team today.
Learn more about our RICS Level 2 Survey or contact us to get your quote.
