Home surveysRICS Level 2 survey (homebuyer survey)
A RICS Level 2 survey is the right choice for most people buying a conventional house or flat in reasonable condition. It identifies the defects that matter, rates them by urgency and, unlike a Level 1 survey, tells you what repairs or maintenance are needed and what further advice to take before you commit. Lansdown Associates provides the Level 2 survey-only service (without valuation), often still called a homebuyer survey or homebuyer report, carried out by RICS Chartered Surveyors across London, Birmingham, Liverpool, Manchester, Leeds and Northern Ireland.
Who a Level 2 survey is for
RICS describes Level 2 as suited to conventional properties in reasonable condition that are simple in form and layout, without multiple alterations or extensions. That covers a large share of the homes people buy. Typical Level 2 clients include:
- First-time buyers and people moving home who are buying a standard brick or block house, terrace, semi or flat.
- Buyers of older homes that have been kept in reasonable order, usually built after 1900 using traditional materials.
- Buyers who want to know what needs fixing, how soon, and whether a specialist should look at anything before exchange.
If the property is brand new and in good order, a RICS Level 1 survey may be enough. If it is older, large, extended, of unusual construction, listed or visibly run-down, or you are planning major works, choose a RICS Level 3 building survey.
Not sure which level you need? Read our Level 2 vs Level 3 survey guide, which compares scope, reporting and cost factors and walks through common scenarios.
Level 1 vs Level 2 vs Level 3 at a glance
| Level 1 | Level 2 (survey only) | Level 3 | |
|---|---|---|---|
| Best suited to | Conventional, newer homes in good condition | Conventional homes in reasonable condition, simple in form | Older, larger, altered, unusual or run-down homes, or before major works |
| Roof space | Viewed from the access hatch | Entered and inspected where safe | Entered and inspected where safe, with insulation corners lifted to check type and thickness |
| Condition ratings (1, 2, 3) | Yes | Yes | Yes |
| Advice on repairs and maintenance | Not included | Included, concise | Detailed, with likely causes and timing of repairs |
| Risks to the building or people | Identified and listed | Listed and explained | Explained, with how to resolve or reduce them |
| Repair cost estimates | Not included | Not included | Where practicable and agreed |
What a RICS Level 2 survey includes
Your surveyor inspects the inside and outside of the main building and any permanent outbuildings, records the construction and significant visible defects, and carries out a desk-top study and enquiries about matters affecting the property.
Outside the property
- Roofs, chimneys, gutters and downpipes, walls, windows, external doors and joinery.
- Boundary walls, fences, garages and other permanent outbuildings, and any shared areas.
- For flats, the outside of the building and the shared hallways and staircases leading to the flat.
Inside the property
- Ceilings, walls, floors, stairs, internal joinery, fireplaces and built-in fittings.
- The roof space, which the surveyor enters where it is safe and reasonable, paying particular attention to parts vulnerable to deterioration.
- Signs of dampness, condensation, timber defects, cracking and structural movement, using a damp meter to screen walls and floors.
Services
- A visual inspection of the visible heating, electrical, plumbing and drainage installations. They are not tested, so where something looks old, poorly installed or unsafe, the report recommends a specialist check before you commit.
Energy
- The energy efficiency rating from the current EPC, with a check for obvious discrepancies between the certificate and the property and what they mean for you.
A Level 2 survey is non-intrusive: the surveyor does not lift fitted floor coverings or floorboards, move heavy furniture or open up the structure.
What your Level 2 report tells you
The report objectively describes the condition of each part of the property and explains the relative importance of the problems found. Each main element receives a condition rating:
- Condition rating 3: defects that are serious and/or need to be repaired, replaced or investigated urgently. Get written quotations before you commit to buy.
- Condition rating 2: defects that need repairing or replacing but are not considered serious or urgent.
- Condition rating 1: no repair is currently needed; maintain the property in the normal way.
- NI: not inspected.
Unlike a Level 1 report, a Level 2 report includes advice about repairs and ongoing maintenance, a section that lists and explains risks to the building or to people, and points for your conveyancer to check (for example, building regulations sign-off for an extension or guarantees for past damp treatment). If the property is leasehold, we give general advice and questions to ask your legal adviser.
Why this matters when negotiating
A Level 2 report gives you evidence. If it identifies a condition rating 3 item, such as a failing roof covering or signs of movement, you can obtain quotations and go back to the seller to renegotiate, ask for repairs before completion, or walk away.
Survey only: what “without valuation” means
Our Level 2 service is survey only. It reports on condition, not on market value or a rebuild cost for insurance. We do not carry out valuations ourselves, but we work with partners who do and can refer you to them if you need one. If you are buying with a mortgage, your lender will normally arrange its own valuation, but that is for the lender’s benefit and is not a survey of condition.
Our process
- Enquiry. Tell us the address, property type, approximate age, the agreed or proposed price and anything that worried you at the viewing.
- Right level, confirmed. If we think the property needs a Level 3 survey, we will tell you before you instruct us.
- Inspection. A RICS Chartered Surveyor carries out the inspection. Please make sure the loft hatch, outbuildings and meters are accessible.
- Report and call. You receive your written report with photographs, normally within 5 working days of the inspection, and we are happy to talk through the findings and next steps.
Why choose Lansdown Associates
- RICS regulated Chartered (Building) Surveyors, working to the RICS Home Survey Standard.
- Straight answers. We explain findings in plain English and tell you what we would do next.
- No vested interest. We do not sell repairs or treatments, so our advice is independent.
- Experience beyond home surveys in dilapidations, schedules of condition and expert witness work, which sharpens how we read defects.
I have worked with John for years on property development. As well as being a good friend, I would consider him to be a brilliant surveyor and he definitely knows the property industry inside out. If I was buying a house, I would use John.
Nicky Hazelhurst, JKJ Developments
See more Lansdown Associates reviews.
Areas we cover
We provide RICS Level 2 surveys in Liverpool, Manchester, Leeds, Birmingham, London and Northern Ireland.
Frequently asked questions
Is a Level 2 survey the same as a homebuyer report?
Broadly, yes. The RICS Level 2 survey replaced the old HomeBuyer Report under the RICS Home Survey Standard. Many people still use the older name.
Is a Level 2 survey enough for an older house?
For a traditionally built home in reasonable condition, often yes. For a period property that is large, extended, altered or showing defects, a Level 3 building survey is more appropriate because it goes into more depth on causes and remedies.
Does a Level 2 survey include repair costs?
No. Costing repairs is outside the standard Level 2 service. For condition rating 3 items, RICS advises getting written quotations from contractors before committing to buy. A Level 3 survey can include cost estimates where practicable and agreed.
What happens if the survey finds damp?
The surveyor condition-rates it and explains the likely significance. Where the cause is unclear, we may recommend further investigation. An independent damp survey diagnoses the cause without a sales pitch for chemical treatments.
Should I be there for the survey?
You do not need to be, but it helps if the seller or agent can give access to the loft and outbuildings. We are always happy to discuss the findings with you afterwards.
Book your RICS Level 2 survey
Call 0151 374 0905 or email office@lansdownassociates.co.uk (Monday to Friday, 09:00–17:00). Tell us about the property and we will confirm whether Level 2 is the right survey, provide a free quotation and arrange the inspection.
Related services and guides
- RICS Level 1 survey – a straightforward condition report for newer homes in good order.
- RICS Level 3 building survey – in-depth survey for older, larger or altered properties.
- Level 2 vs Level 3 survey – how to choose between the two.
- Independent damp survey – impartial investigation when damp is flagged.
- If you are selling, see our vendor surveys – know your property’s condition before it goes on the market.
- What to look for when buying a house – a practical buyer’s checklist.
- What is subsidence? – what cracking could mean and when to worry.