A RICS Level 2 Survey (formerly known as the HomeBuyer Report) is the most popular house survey for buyers of most homes built after 1900. It covers all visible and accessible areas of the property, uses a traffic light condition rating system and gives you a clear picture of the property's condition before you commit to buying.
Surveys typically cost £560 on average and the on-site inspection takes between two and four hours.
To arrange a survey, call us on or fill in the form below and we will get back to you.
What is a RICS Level 2 Survey?
A RICS Level 2 Survey is carried out by a fully qualified, RICS-accredited surveyor and covers the visible and accessible elements of a property, both internally and externally, including any brick-built outbuildings.
The survey identifies visible defects and issues, rates each area of the property using a traffic light condition system and gives you a clear picture of the property's condition before you commit to buying. A market valuation and reinstatement figure for insurance purposes are available as optional and can be requested when you book.
The report is delivered in a standardised format, usually within 3 to 5 days of the survey being carried out.
You can download a sample Level 2 Survey report to see what to expect.
What properties is a Level 2 Survey suited to?
RICS recommend a Level 2 Survey for properties that meet all of the following:
- Built after 1900
- Of standard construction (brick-built with a tiled or slate roof)
- Not significantly extended or modified
- In reasonable overall condition
If the property is older, has a non-standard construction such as a thatched roof, timber frame or stone walls, or has been heavily extended, a RICS Level 3 Survey is the better option.
What does a RICS Level 2 Survey cover?
When you receive your Level 2 Survey report you can expect it to include:
- Details of major faults in accessible areas of the property
- Traffic light condition ratings for each element of the property
- Identification of urgent issues needing attention
- Details of defects such as damp, woodworm, rot and subsidence where visible
- An overall summary of the property's condition from your surveyor
- Observations on the visible condition of utilities including electrics, plumbing and drainage
- Advice for your solicitor on any observations that may affect the legal title
- Optional market valuation and reinstatement figure for insurance purposes, available at the time of booking
What is the traffic light condition rating?
The Level 2 Survey uses a three-point condition rating system to describe the state of each element of the property and how urgently it needs attention:
- Condition rating 1 (green): no repair is currently needed. The property element is in a satisfactory condition.
- Condition rating 2 (amber): repairs or replacements are needed but are not considered urgent. The surveyor will advise on the nature and scale of the work.
- Condition rating 3 (red): serious defects that need to be investigated and repaired urgently. These are the findings most likely to affect your decision on whether to proceed.
How can a Level 2 Survey help when buying a property?
A Level 2 Survey gives you a clear, independent view of the property's condition before you exchange contracts. In practice this means you can:
- Identify problems you may not have spotted during a viewing
- Use defects or a lower valuation as grounds to negotiate a reduced price
- Budget accurately for any repairs or maintenance needed after moving in
- Decide with confidence whether to proceed, renegotiate or pull out of the purchase
For example, if the survey identifies wall damage that would cost £4,000 to repair, you have a clear basis to reduce your offer by that amount or to ask the seller to address the issue before completion.
How much does a RICS Level 2 Survey cost?
A RICS Level 2 Survey costs £560 on average. For a full breakdown of costs, see our house survey cost guide.
Get in touch about your Level 2 Survey
If you have any questions or want to talk through whether a Level 2 Survey is right for your property, call us on or fill in the form below and we will get back to you. We also offer next day bookings, so call to check availability.
Frequently asked questions about RICS level 2 Surveys
How long does a Level 2 Survey take?
The on-site inspection generally takes between two and four hours depending on the size and condition of the property. Your surveyor will then have 3 to 5 days to complete and deliver the written report.
How much does a Level 2 Survey cost?
A Level 2 Survey costs £560 on average based on our 2025 to 2026 data. Costs vary depending on the size, value and location of the property. See our house survey cost guide for a full breakdown.
Does a Level 2 Survey include a valuation?
A market valuation and reinstatement figure for insurance purposes are not included as standard but are available as add-ons. You can request either or both when booking your survey through Surveyor Local.
Is a Level 2 Survey worth it?
For most buyers of homes built after 1900, yes. A Level 2 Survey can uncover defects that are not visible during a viewing and gives you a clear, independent assessment of the property's condition before you commit. The cost of the survey is modest compared to the potential cost of missing a significant defect after you have completed the purchase.
Does a Level 2 Survey check for damp?
Yes. A Level 2 Survey covers all visible and accessible elements of the property and will identify signs of damp where they are visible. The surveyor uses a moisture meter to check walls and other surfaces for elevated moisture levels. Any damp found will be noted in the report with a condition rating.
Will a Level 2 Survey check the loft?
Yes, provided the loft is safely accessible. The surveyor will inspect the loft space if access is available and note the condition of the roof structure, insulation and any visible defects from within.
Does a Level 2 Survey check electrics?
A Level 2 Survey is a visual inspection and does not include a full electrical test. However, the surveyor will note any visible concerns with the electrical installation and flag these in the report. A separate electrical inspection by a qualified electrician would be needed for a full assessment.
What are red flags on a house survey?
Common red flags on a Level 2 Survey include damp and condensation, evidence of subsidence or structural movement, roof defects, faulty or outdated wiring, drainage issues and woodworm or rot in timber elements. These are likely to receive a condition rating 2 or 3 in the report and may give you grounds to renegotiate the price.
What will fail a house survey?
A Level 2 Survey does not technically pass or fail a property, it rates each element using a traffic light system. However, serious defects such as structural movement, significant damp, roof damage or unsafe electrics will receive a red condition rating 3, meaning urgent attention is needed. These findings may affect your decision to proceed or your ability to get a mortgage on the property.
Can I use a Level 2 Survey to negotiate a lower price?
Yes. If the survey identifies significant defects or the valuation comes in below the agreed sale price, you have a clear basis to renegotiate. You can ask the seller to reduce the price, carry out the repairs before completion or a combination of both.
What is the difference between a Level 2 and a Level 3 Survey?
A Level 2 Survey covers all visible and accessible elements of a standard property and is suited to most homes built after 1900. A Level 3 Survey is more in-depth, covers concealed elements of the structure and is recommended for older, non-standard or heavily modified properties. See our compare surveys page for a full side-by-side breakdown.
What areas of England and Wales do you cover?
We cover all of England and Wales through our national panel of RICS-accredited surveyors, with local experts working across major cities and regions including London, Birmingham, Manchester, Bristol, Leeds, Cardiff and Liverpool. Find a surveyor in your area or get an instant quote to check availability in your location.
