The short answer
A RICS Level 2 Home Survey is a mid-level homebuyer survey for conventional houses and flats in reasonable condition. It uses RICS condition ratings, highlights defects and risks, and gives concise next-step advice before exchange.
Understand what the mid-level inspection answers, where its limits sit and how its findings support a purchase decision.
What is inspected and reported
The Level 2 service combines an inspection with a written condition report.
The inspection covers accessible parts inside and outside the main building, permanent outbuildings, boundary walls and fences.
The report identifies significant visible defects and advises on repairs, maintenance and further investigation.
Access limits and services
The surveyor does not lift fitted floor coverings, move heavy furniture or open up the building.
Only visible services are inspected, without specialist testing or confirmation of their safety or efficiency.
Parts that could not be inspected are identified in the report; those limitations matter when reading the findings.
Further investigation and purchase decisions
Can the survey identify whether further investigations are needed?
Yes. Where visible signs suggest a more complex issue, the report can recommend targeted further investigation, such as drainage, structural engineer input, or specialist damp or timber advice.
What a flat survey can cover
Do you survey flats as well as houses?
Yes. We survey houses, maisonettes and flats, including period conversions and mansion-block flats. For leasehold flats, we explain what could be inspected and where wider building or freeholder information would add value.
For a flat, the inspection considers the building's general external condition and the shared access leading to the flat.
Roof spaces are included only where accessible from, and owned by, the flat.
It does not inspect lifts, fire alarms or external wall systems; specific concerns can require further investigation before purchase.
What needs a separate instruction
Repair costing and market valuation are extra services requiring separate agreement, rather than part of the standard survey-only instruction.
What to do next
Check that the property is suitable for Level 2.
Use the RICS condition ratings and concise written advice together.
Use the findings before exchange.
Commission targeted further investigation where the report recommends it.
Sources and standards
Related questions
Is a HomeBuyer Report the same as a Level 2 survey?
Yes. Many buyers still say HomeBuyer Report, but the current RICS format is the Level 2 Home Survey. It is designed for pre-purchase decisions where the property is reasonably conventional and you need clear condition advice rather than a full building pathology report.
When is a Level 2 survey usually enough?
A Level 2 survey is usually proportionate for a modern or conventional flat, maisonette or house that appears to be in reasonable condition, has no obvious structural movement, and has not been heavily altered. We still check your property details before recommending it.
Can the report help before exchange?
Yes. Most buyers instruct a survey after an offer is accepted and before exchange of contracts, so the findings can inform the decision to proceed, the price, and any conditions. We agree timing with you when you instruct so the report supports your transaction timeline.
Local Level 3 building survey guides
- Rebuild Cost Assessments in Fitzrovia for Insurance
- Party Wall Surveyor in Forest Gate: Agreements, Notices and Awards
- Level 2 Homebuyers Survey in Forest Gate
- Building surveys in Forest Gate: choose the right report
- Damp, Crack & Building Defect Surveys in Forest Gate
- Dilapidations Surveyors in Fulham: Schedules, Claims & Lease-End Advice
Savas Bulduk
BSc (Hons) MRICS, Director & Chartered Building Surveyor.
Writes on Building surveying, Fire safety and facade, External wall systems, Technical due diligence, Contract administration. See the full team profile.
Ask about Level 2 Home Surveys
Building safety & leasehold briefings
Request building safety and leasehold briefing updates from Hampstead Chartered Surveyors & Building Consultancy.