RICS Home Survey London: Level 2 Homebuyer Surveys

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.

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.

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.

Choose Level 3 where the property is older, listed, extended, converted, visibly defective, unusually constructed or planned for major works. For the full scope, read the dedicated Level 3 Building Survey page rather than relying on a Level 2 overview.

Yes. Send the property address, listing link and any concerns you already have. We will advise whether a Level 2 Home Survey is proportionate or whether the risk profile points to Level 3 before you commit.

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.

The on-site inspection for a typical Level 2 Home Survey often takes a couple of hours, depending on size, access and complexity. The written report normally follows within a few working days. We confirm timings before you instruct.

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.

We agree which accessible parts of the wider building are relevant to your flat and can be inspected. A flat survey does not automatically give access to other homes, roof spaces or every shared element. Tell us about common parts, known roof problems and access restrictions before booking. We will state the areas inspected and the limits of the available evidence.

Sometimes, but listed, heavily altered or obviously older conservation-area property often needs Level 3. If a Level 2 survey is too limited for the building, we will say so before you book rather than forcing the wrong format.

No. A lender valuation is prepared for lending purposes and is not a substitute for an independent survey of the property condition. A RICS home survey is for your benefit as the buyer.

No. Our Level 2 Home Survey reports on the property’s condition, not its value. If you also need a market valuation, for example to check a purchase price or for probate or divorce, tell us at the outset: it is a separate instruction that we can provide through our property valuation service, with the purpose, valuation date and responsible valuer agreed before appointment. An insurance reinstatement cost assessment is different again: it estimates rebuilding cost, not market value.

Send the lender’s or valuer’s exact written requirement, the property details and any existing reports. We will consider whether the requested work falls within our competence and confirm the proposed scope. A report should address the actual question being asked. Acceptance remains the lender’s decision and cannot be guaranteed by the surveyor.

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.

Send the existing report and identify the question that remains unanswered. We can consider a focused inspection of that defect, or an initial review of the evidence where appropriate, through our building pathology and defect diagnosis service. The proposal will explain what we intend to investigate and the report you will receive, so that you can see how the new instruction builds on the work already done.

It can. A home survey often provides clearer evidence of defects, repair issues and maintenance exposure that may inform negotiation or budget planning. The survey is professional advice on condition and risk, not a negotiation service.

No. Older properties often present more obvious maintenance risk, but newer and modern homes can also benefit from independent condition advice where defects, alterations, conversion work or specific purchase concerns are present.