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What a Level 2 Home Survey Covers
A Level 2 home survey, also known as a HomeBuyer report, is a professional property assessment conducted by RICS-qualified surveyors. It provides a detailed but non-intrusive inspection of the property, highlighting visible defects, maintenance concerns, and potential risks — with a traffic-light grading system to indicate the urgency of any repair.
- Condition 1 — no repair needed now
- Condition 2 — needs repair, not urgent
- Condition 3 — urgent repair or investigation
General property condition
The visible condition of the building — walls, ceilings and floors checked for cracks, warping or damage, plus external brickwork, cladding and finishes.
Roofing & drainage
Chimney, roof coverings, tiles and guttering examined for defects; inside the roof space checked for damp; gutters and downpipes assessed for proper drainage.
Damp & moisture
Elevated damp readings tested with a Protimeter; penetrating damp from leaks, roof issues or faulty windows highlighted; condensation and mould risks checked.
Windows, doors & external features
Doors, windows and frames checked for damaged seals, misted glazing and defective locks; external timber assessed for rot or weather damage.
Also included: a desktop investigation of local environmental issues, recommendations for your legal advisor on extensions, building regulations, planning, boundaries and leasehold terms, and a review of the Energy Performance Certificate.
What a Level 2 Survey Doesn't Cover
A home survey is a visual inspection — here’s exactly where it stops, so there are no surprises. For most of these, there’s an extra that covers it.
Testing the electrics, gas and heating
Your surveyor photographs and notes visible issues with the utilities, but isn’t qualified to test them. Add electric, gas/oil and heating checks by qualified engineers as extras — findings and certificates included in your report.
Structural engineering
Surveyors look for signs of structural movement, chimneys, roofs, walls, floors and doors, but a structural report on a specific problem comes from a structural engineer, and load-bearing walls need their assessment too.
Invasive investigation
Nothing gets opened up — the survey covers what can safely be seen. Where the surveyor can’t reach a reasonable conclusion, the report recommends further investigation and we help you find a trusted specialist.
Repair costings and extension advice
Prices change and issues can need further investigation, so reports don’t include repair costs. Advising on future extensions is a specialist job too, ask us and we’ll recommend the right people.
SURVEY EXTRAS
- Electrical Check £300
- Gas/Oil & Heating Check £250
- Drone £100
- Valuation £100
- CCTV Drain Survey
- get in contact
- Electrical Check £300
- Gas/Oil & Heating Check £250
- Drone £100
- Valuation £100
- CCTV Drain Survey
- get in contact
Level 2 Home Survey Cost
A Level 2 Home Survey with Survey Hut starts from £485 – your exact price depends on the property, and takes two minutes to get. The price you see is the price you pay.
Payment is requested two days before the inspection, and you can cancel for a full refund up to two days before.
Is Level 2 Enough, or Do I Need Level 3?
Level 2 is right for you if…
- The property is traditionally constructed
- It was built in the last ~100 years
- It appears to be in reasonable condition
- It has limited extensions or conversions
Consider Level 3 if…
- It’s older, larger, or non-traditionally built
- It has multiple extensions or conversions
- You want greater detailon construction, plus advice on the cause and repair of defects
How Your Survey Works
Book your survey
Get an instant quote, ask any questions you have and instruct us to do the survey.
Expert inspection
We book the inspection and a RICS-qualified surveyor conducts a thorough, non-invasive survey.
Detailed report
You receive an easy-to-understand, comprehensive report with lots of photos.
Discuss your findings
Have a call with your surveyor to answer any questions and get additional guidance.
Level 2 Survey FAQs
When should I instruct a survey?
The perfect time is once you have the property under offer and have secured a mortgage, if you need one — often at the same time as your conveyancer. Getting a survey done early gives you time to discuss findings with the seller, negotiate a reduction, or pull out before too much time is wasted. But it can be done any time before you exchange contracts, so it’s never too late.
Is it worth getting a survey?
We’ll be honest, many people buy a house without a survey. However, from £485 you get an experienced surveyor checking for damp, looking for structural issues, getting into the loft (subject to access), visually looking at the services and inspecting all accessible elements. The surveyor puts together a report with lots of photos and goes through it with you. If issues need further investigation, they’ll help you find a trusted specialist.
Is the survey a structural survey?
Technically no. Surveyors do look for signs of structural movement — chimneys, roofs, walls, floors and doors — which might be due to subsidence, construction faults or defects. A structural report is produced by a structural engineer looking at a specific structural problem, often following a home survey where an issue is found.
Will the electrics, gas, oil and heating be checked?
Your survey includes photographs, the location and visible issues with the utilities, but surveyors aren’t qualified to test them. You can have the electric, gas, oil and heating installations tested by qualified engineers by adding them as extras — the findings and certificates are included in your report.
Are photos included?
Yes, photos are included in your Level 2 and Level 3 reports. More annotated photos are included in a Level 3 report as it’s more detailed.
Are costs of repairs included?
It’s difficult to provide accurate costs due to price changes and because further investigations might be needed following the survey, so we don’t include repair costs in our reports.
What sort of property is a Level 2 survey for?
It’s difficult to provide accurate costs due to price changes and because further investigations might be needed following the survey, so we don’t include repair costs in our reports.
What happens next if I want a survey?
Drop us an email at hello@surveyhut.co.uk, call 0333 242 3383 or book through the quote email we’ve sent you. We’ll speak to the estate agent to book the inspection, arrange terms of engagement and email details about how to pay.
When do I pay for the survey?
We request payment two days before we inspect the property.