A RICS Level 2 home survey is a visual, non-invasive inspection of a property’s condition, carried out by a qualified surveyor under the RICS Home Survey Standard. It covers all major external and internal elements, including the roof, walls, chimneys, windows, ceilings, floors, dampness, timber, visible services, drainage, grounds and outbuildings, and reports each on a 1–2–3 condition rating. It’s the right choice for conventional properties built after roughly 1900 that appear to be in reasonable condition.
A Level 2 survey is the most commonly chosen survey in the UK, sitting between the basic mortgage valuation and the more in-depth Level 3 building survey. Since the RICS Home Survey Standard came into force in 2021, it replaced what was previously known as the HomeBuyer Report. The inspection itself is largely the same, but the framework, terminology and reporting format are now standardised across all RICS firms.
| Feature | Detail |
| Inspection type | Visual, non-invasive |
| Suitable for | Conventional properties built after ~1900, reasonable condition |
| On-site duration | 1.5 to 3 hours typically |
| Report turnaround | 3 to 7 working days |
| Reporting format | Condition ratings 1, 2, 3 with summary |
| Regulating body | Royal Institution of Chartered Surveyors (RICS) |
| Carried out by | RICS-qualified surveyor (AssocRICS or MRICS) |
| Includes valuation? | Optional add-on |
What the condition ratings mean
Every element in your Level 2 report is given one of three ratings, which act as a traffic-light system:
- Condition Rating 1 (green): No repair currently needed; the element is performing as expected.
- Condition Rating 2 (amber): Defects that need attention but are not serious or urgent.
- Condition Rating 3 (red): Serious defects requiring urgent attention, repair or replacement, and likely to affect the property’s value or insurability.
This is what most buyers focus on first when the report arrives. Anything rated 3 should be investigated before exchange.
External elements
The surveyor begins outside, working systematically around the property.
Roof and chimneys
The roof is inspected from ground level using binoculars, and from any accessible loft space. The surveyor checks for missing or slipped tiles, sagging timbers, signs of leaks, and the condition of flashing. Chimney stacks are checked for leaning, deteriorated pointing and damaged pots.
Walls, render and pointing
External walls are inspected for cracking, bulging, render failure and signs of structural movement. Brick pointing, any render or cladding, and signs of damp penetration are all noted.
Windows, doors and joinery
Windows and external doors are checked for rot, broken seals, failed double glazing and operational issues. External joinery (fascias, soffits, bargeboards) is inspected for condition and timber decay.
Internal elements
The surveyor then moves inside, inspecting the interior of the property.
Walls, ceilings and floors
Each room is checked for cracking, signs of past or current movement, dampness, staining and condition of finishes. Floors are tested for level and springiness.
Damp and timber
A damp meter is used at random points around the property, particularly on ground-floor walls and in known risk areas. Visible timber (joists, lintels, staircases) is checked for rot or insect attack where accessible. Damp and timber issues are among the most common defects found in a survey.
Visible services
The surveyor carries out a visual-only inspection of the electrical installation, plumbing, heating system and hot water. They will note the age and apparent condition but will not test the systems. For that, you need a specialist electrician or gas engineer.
Drainage, grounds and outbuildings
The surveyor lifts accessible manhole covers and reports on drain condition, signs of blockage and the apparent route of the drainage. Garages, outbuildings, boundary walls and any retaining walls are inspected. If you have specific concerns about the drains, a CCTV drain survey gives a much more detailed picture.
What a Level 2 survey does NOT cover
A Level 2 survey is deliberately non-invasive, so it will not:
- Lift carpets, floorboards or insulation
- Move furniture or stored items
- Test electrical, gas or heating systems
- Inspect inside cavities, behind walls or under floors
- Provide detailed advice on repair methods or costs (that’s the job of a Level 3 building survey)
- Value the property unless specifically instructed
If the surveyor identifies a concern needing further investigation, they’ll flag it and recommend a specialist.
Who carries out a Level 2 survey?
A Level 2 survey must be carried out by a RICS-qualified surveyor (either AssocRICS or MRICS) working to the RICS Home Survey Standard. Survey Hut is based in Altrincham and our surveyors are RICS-qualified, carrying out Level 2 home surveys across the wider North West.
Who should choose a Level 2 survey?
A Level 2 is suitable if your property is:
- Built after roughly 1900
- Of conventional construction (brick, block, standard timber)
- In apparently reasonable condition
- Not significantly altered or extended in non-standard ways
For older, listed, unusually constructed or visibly distressed properties, a Level 3 building survey is the better fit.
FAQs
Is a Level 2 survey the same as a HomeBuyer Report?
Effectively yes. The Level 2 survey replaced the HomeBuyer Report when the RICS Home Survey Standard came into force in 2021. The inspection scope is broadly similar, but the report format and condition ratings are now standardised across all RICS firms.
Is a Level 2 home survey worth it?
For most buyers of conventional post-1900 homes, yes. It’s the mid-tier option, more thorough than a mortgage valuation but less detailed than a Level 3, and routinely uncovers issues buyers can use to negotiate the asking price or budget for after completion.
Will a Level 2 survey identify subsidence?
It will identify visible signs of subsidence (cracking patterns, sticking doors, sloping floors) and recommend further investigation if found. Confirming subsidence requires a structural engineer and often a period of monitoring.