Level 2 Survey: RICS Home Survey Scope and Suitability
A Level 2 survey is an intermediate inspection and report about a property’s condition. Its full current name is the RICS Home Survey Level 2, and it is also searched for as a RICS Level 2 survey, a level 2 house survey or simply home survey level 2. It is commonly considered for a conventionally built property in reasonable condition with a simple form and layout.
RICS publishes a consumer guide to Home Surveys and a detailed Level Two inspection scope. The surveyor’s own terms of engagement define the service being offered for a particular property.
Level 2 survey, RICS Level 2 and HomeBuyer survey terminology
RICS Home Survey Level 2 is the current service name. Customers still ask for the same thing under older or informal names, and the word order varies: a level 2 homebuyers survey, a level 2 home buyers survey, a homebuyers survey level 2, a Home Buyer Report, a HomeBuyer Report or a HomeBuyer Survey all describe this level. A level 2 building survey is a further variation people search for, though RICS reserves the building survey description for Level 3.
A branded RICS Home Survey must be provided by someone entitled to offer it. The quote should identify the provider’s relevant qualification or membership, the report format and the exact scope offered.
What does a Level 2 survey cover?
The inspection is visual and considers the parts of the building, services and grounds that are accessible and safe to inspect. Depending on the property and access, the surveyor may consider:
- the construction and condition of the main building elements;
- significant visible defects and matters requiring further investigation;
- accessible roof space, floors, windows, external elements and grounds;
- visible parts of services, without specialist testing; and
- matters for the customer’s legal adviser or another specialist.
The report uses condition ratings for the main elements and includes some advice about repairs or ongoing maintenance. It does not provide the same depth of defect analysis, remedial options or maintenance detail as a Level 3 service.
What it does not include automatically
A Level 2 inspection is not destructive or fully invasive. The surveyor does not ordinarily lift fitted floor coverings, move furniture, open secured panels or test service installations and appliances. Access restrictions and safety considerations can limit what is inspected.
Specialist electrical, gas, drainage, structural or environmental testing is not included unless it is separately agreed. The report may recommend further investigation where the surveyor cannot reach a conclusion from the accessible evidence.
When Level 2 may be suitable
Level 2 is commonly considered where the property is:
- built using conventional materials and methods;
- in reasonable condition;
- relatively simple in form and layout; and
- not substantially altered or extended.
Age alone does not determine the appropriate survey. An altered modern property may justify more investigation, while an older but straightforward and well-maintained property may not automatically require Level 3.
Use the Level 2 vs Level 3 survey comparison to review the decision factors. The RICS Level 3 Home Survey guide explains the more detailed service for properties or plans that justify a fuller investigation.
Valuation and mortgage valuation
RICS provides Level 2 formats both with and without a market valuation and reinstatement cost figure. These are not automatically included in every Level 2 instruction. The quote and terms should state clearly which format is being offered.
A mortgage valuation is prepared for the lender to consider its security. It is not a substitute for a survey commissioned for the customer about the property’s condition.
Local Level 2 survey guides
The survey level remains property-led, but the local guides provide verified housing-stock and address-check context for:
A-D
E-H
- Level 2 home surveys for East London properties
- Level 2 home surveys for Edgware properties
- Level 2 home surveys for Epsom properties
- Level 2 home surveys for Farringdon properties
- Level 2 home surveys for Finchley properties
- Level 2 home surveys for Finsbury Park properties
- Level 2 home surveys for Hampstead properties
- Level 2 home surveys for Hersham properties
- Level 2 home surveys for Highgate properties
I-L
M-P
Q-T
U-Z
- Level 2 home surveys for Watford properties
- Level 2 home surveys for West Hampstead properties
- Level 2 home surveys for Willesden properties
- Level 2 surveys for Wimbledon properties
- Level 2 home surveys for Winchmore Hill properties
Each keeps borough, regional or neighbourhood evidence separate from the decision about an individual home’s scope.
Fees and quote scope
Fees depend on the property, access and agreed service. When considering a quote, check the inspection scope, report format, exclusions, valuation option, VAT treatment, availability and expected report delivery rather than comparing the total alone. The Level 2 survey cost guide explains what affects a quote at this level, including which of the two Level 2 report products it covers, and the house survey cost guide explains the main cost factors across levels without presenting an unsupported universal price.
What happens after the report
Read the report in full and ask the surveyor about anything that is unclear. Depending on the findings, the customer may need to raise matters with a conveyancer, arrange a specialist investigation, seek repair advice or reconsider the proposed purchase. A report does not promise a particular finding or transaction outcome.
Submit a request during beta
FindTheSurveyor is a marketplace and does not carry out the survey. Submit a Level 2 survey request for manual review. Once the requester’s email is verified, an administrator manually reviews the request and may manually invite suitable participating surveyors where they are available. There is no automatic matching.
Submitting a request does not guarantee an invitation, quote or introduction. Any quote received is presented to the customer while customer and surveyor contact details remain private. If the customer wants to proceed, the customer requests an introduction by email; the administrator makes the introduction only after confirming the surveyor’s prior agreement to share their business contact details if selected.
FindTheSurveyor charges neither the customer nor the surveyor an introduction fee during beta. No retrospective fee applies to a beta introduction. After an introduction, the customer contracts with and pays the surveyor directly under the surveyor’s terms. FindTheSurveyor is not a party to that surveying contract.
Level 2 Home Survey FAQs
Is a Level 2 Home Survey the same as a HomeBuyer Survey?
HomeBuyer Survey and Home Buyer Report are commonly used for the service now called a RICS Level 2 Home Survey. A quote should still identify the exact report format and scope being offered.
Does a Level 2 survey include a valuation?
Not always. RICS provides a survey-only Level 2 format and a Level 2 format with a market valuation and reinstatement cost figure. Check the quote and terms.
Are services tested during a Level 2 survey?
No specialist tests are carried out as part of the standard visual inspection. The surveyor considers visible parts of service systems and may recommend a specialist where appropriate.
Is Level 2 the same as a mortgage valuation?
No. A mortgage valuation serves the lender’s lending decision. A Level 2 Home Survey is commissioned for the customer to report on the property’s condition within the agreed scope.
Does FindTheSurveyor choose the survey level for the customer?
No. The customer can describe the property and concerns, and a participating surveyor may explain the scope they are prepared to offer. The customer decides whether to accept a quote and contract with that surveyor.
Return to the homepage to find a surveyor for your property.