What Is a Level 2 Home Survey? A Simple Guide for Buyers and Sellers
If you are buying or selling a home, you may come across the term Level 2 Home Survey. Formally known as a , it is one of the most popular types of property survey in the UK and is designed to give buyers a clear understanding of a property's condition before they commit to a purchase.
Previously known as the Home Buyers Report, the RICS Level 2 Home Survey is carried out by qualified surveyors who are members of the Royal Institution of Chartered Surveyors (RICS). It provides a professional assessment of the property's condition and highlights any visible defects or maintenance concerns.
At Summit Surveyors, we regularly undertake RICS Level 2 Home Surveys across Surrey, Hampshire, West London, Buckinghamshire and the wider Home Counties, helping buyers make informed decisions with confidence.
What Is a RICS Level 2 Home Survey?
A Level 2 Home Survey is a visual inspection of a property's condition. The report is written in clear, easy-to-understand language and uses a traffic light rating system to highlight areas requiring attention.
The survey is generally suitable for:
Conventional houses, flats and bungalows
Properties built using standard construction methods
Homes in reasonable condition
Properties that have not been heavily altered, extended or renovated
The purpose of the survey is to identify visible defects, highlight potential risks and provide practical advice on repairs and maintenance.
What Does a Level 2 Home Survey Include?
A RICS Level 2 Home Survey typically covers:
The overall condition of the property
Roof coverings and roof structure (where visible)
External walls and construction
Floors, ceilings and internal walls
Windows and doors
Dampness, condensation and ventilation concerns
Signs of structural movement or cracking
Chimneys and visible drainage issues
Services such as electricity, gas and water (visual inspection only)
Advice on repairs and future maintenance
The inspection is non-invasive. Surveyors do not lift floor coverings, move furniture, drill into walls or carry out destructive investigations.
Survey Only or Survey with Valuation?
There are two versions of the RICS Level 2 Home Survey available.
Survey Only
This option includes:
A detailed condition report
Identification of defects and potential risks
Advice on repairs and maintenance
Recommendations for further investigations where necessary
Survey with Valuation
This includes everything in the Survey Only option, plus:
An independent market valuation
An insurance reinstatement cost assessment
A valuation can be useful when negotiating a purchase price or ensuring appropriate buildings insurance cover.
Why Choose a Level 2 Home Survey?
A Level 2 Home Survey is often the preferred choice for buyers because it provides a good balance between detail and cost.
Understand the Condition of the Property
The report highlights visible defects such as damp, structural movement, roof issues and general wear and tear.
Make Informed Decisions
Understanding potential defects before exchange of contracts allows buyers to proceed with greater confidence and avoid unexpected surprises.
Plan for Future Maintenance
The survey identifies areas that may require future repair or maintenance, helping buyers budget accordingly.
Support Price Negotiations
Where significant defects are identified, buyers may be able to renegotiate the purchase price before committing to the transaction.
Greater Peace of Mind
A professional survey provides reassurance that the property's condition has been independently assessed by a qualified surveyor.
When Is a Level 2 Home Survey Not Suitable?
While a Level 2 Home Survey is suitable for many residential properties, there are circumstances where a more detailed inspection may be recommended.
A Level 3 Building Survey is often more appropriate for:
Older properties
Listed buildings
Period homes
Properties with significant alterations or extensions
Buildings showing signs of structural concerns
Homes requiring renovation or refurbishment
A surveyor can advise which survey is most appropriate for your property and circumstances.
Level 2 Home Survey vs Mortgage Valuation
Many buyers mistakenly believe that a mortgage valuation provides the same level of protection as a survey.
A mortgage valuation is carried out for the lender to confirm that the property provides suitable security for the loan. It is not a detailed assessment of the building's condition.
A RICS Level 2 Home Survey is carried out specifically for the buyer and provides far more information about the condition of the property and any defects that may require attention.
Summary
A RICS Level 2 Home Survey provides a clear and structured assessment of a property's condition. It helps buyers identify defects, understand future maintenance requirements and make informed decisions before becoming legally committed to a purchase.
For conventional residential properties in reasonable condition, a Level 2 Home Survey is often the most appropriate and cost-effective choice.
If you are purchasing a property in Surrey, Hampshire, West London, Buckinghamshire or the Home Counties and would like advice on whether a Level 2 Home Survey is suitable, contact Summit Surveyors for a free quotation and professional guidance.