RICS Home Survey Level 2 (HomeBuyer Report): Exactly What's In It and When to Upgrade

What the RICS Home Survey Level 2 Is

The RICS Home Survey Level 2 is the product that replaced the old HomeBuyer Report (RICS guidance updated the product naming in 2021, though many surveyors and buyers still use the HomeBuyer Report label). It is a non-intrusive visual inspection of the property, carried out by a RICS-registered surveyor, that assesses the condition of the main visible elements of the building.

It is the most popular survey product for buyers in England and Wales, accounting for the majority of residential surveys instructed each year. It sits between the most basic Level 1 Condition Report (a brief traffic-light overview) and the most comprehensive Level 3 Building Survey (a detailed structural investigation).

What the Survey Covers

The Level 2 survey assesses the following elements of the property:

**Outside the property**: Roof covering, chimney stacks, gutters and downpipes, exterior walls, windows, doors, and any outbuildings.

**Inside the property**: Roof structure (inspected from the loft hatch if accessible), ceilings, walls, floors, dampness (using a moisture meter), insulation (where visible), fireplaces and flues, internal woodwork.

**Services**: The surveyor will give an overall opinion on the visible condition of the electrical installation, heating system, gas installation, drainage, and water supply — but does not test these systems in detail. The report will typically recommend specialist reports on services where concerns are noted.

**Grounds**: Paths, drives, retaining walls, and visible boundary structures.

The report uses a traffic light condition rating system: Condition 1 (no repair needed), Condition 2 (repairs or replacements required but not urgent), Condition 3 (urgent repair or replacement required, or requiring specialist investigation).

What the Survey Does Not Cover

The Level 2 survey is explicitly limited to what is visible without lifting floorboards, moving furniture, opening up ceiling voids, or accessing areas that are not readily accessible. Key limitations:

**No opening up**: If there is a potential structural issue behind a wall or under a floor, the surveyor will note the concern and may recommend specialist investigation, but will not confirm or quantify it.

**Services not fully tested**: The surveyor will observe visible elements of the electrical installation and heating system but does not carry out a full electrical test or gas safety check. These require specialist engineers (an EICR and Gas Safe inspection respectively).

**Legal matters**: The survey does not comment on title, boundaries, rights of way, or planning history. These are covered by your conveyancer's work.

**Valuation**: The Level 2 survey does not include a market valuation by default (though RICS-registered surveyors can add this for an additional fee). The Level 2 is a condition report, not a valuation.

When the Level 2 Is Appropriate

The Level 2 survey is appropriate for:

• Conventionally built properties (brick or stone, standard tile or slate roof)
• Properties built from approximately 1930 onwards where no specific structural concerns have been identified
• Properties in reasonable condition where the buyer wants assurance on main defects without detailed structural analysis

When to Upgrade to a Level 3 Building Survey

A Level 3 Building Survey is a more intrusive, more detailed inspection. The surveyor will inspect more thoroughly, including accessible roof and floor structures, and will comment in greater detail on defects and their causes. It costs roughly 50–100% more than a Level 2 on the same property.

Upgrade to a Level 3 when:

• The property is older than approximately 1900, or any age but with unusual construction (timber frame, cob, thatch, prefabricated concrete)
• The property is listed
• You can see signs of significant settlement, structural movement, or damp
• The property has been significantly extended, converted, or altered
• You intend to carry out substantial works and need a detailed baseline
• The purchase price is high and the downside risk of an unexpected structural defect is material

The Level 3 report does not guarantee that all defects will be found — a surveyor is still limited to what is visible — but it provides a more thorough basis for your decision.

Practical Tips

Before instructing a surveyor, ask specifically:

• Will the surveyor physically inspect the roof space, or just view through the hatch?
• Will they check for Japanese knotweed in the grounds?
• If Condition 3 items are identified, how quickly can they turn around additional specialist recommendations?

After receiving the report, do not hesitate to call the surveyor directly to discuss any Condition 3 items. The written report is necessarily cautious; a phone conversation can help you understand what is genuinely serious and what is routine maintenance.

Property Passport UK's EPC data provides a useful complement to the survey — knowing the property's current energy efficiency rating, insulation status, and heating system details before you commission the survey gives you specific questions to raise with your surveyor.