The RICS Level 2 HomeBuyer Report is the most widely commissioned property survey in the UK. If you’re buying a property built after 1900 in reasonable condition, it’s likely the right survey for you. This complete guide explains what you get and whether it’s enough.
What Is a HomeBuyer Report?
A RICS Level 2 HomeBuyer Report is a standardised visual inspection of a property carried out by a RICS-regulated surveyor. It uses a traffic-light condition rating system — Condition Rating 1 (no action needed), 2 (defects requiring attention but not urgent), and 3 (urgent or serious defects) — to give you a clear, colour-coded picture of the property’s condition at a glance.
What Does a HomeBuyer Survey Include?
The inspection covers all visible and accessible parts of the property: the roof (inspected from ground level or by ladder), chimneys, external walls, windows and doors, internal walls, ceilings and floors, the roof space (inspected from the access hatch), the basement or cellar, and an assessment of the drainage and services. The surveyor will also note evidence of damp, timber defects and any significant structural movement.
The written report is typically 20–30 pages. Most surveyors offer a follow-up call to talk through findings.
What Does a HomeBuyer Survey Not Cover?
A Level 2 survey does not cover elements that were not visible or accessible at the time of inspection. It does not include testing of services (though the surveyor will visually assess them). It does not include estimated repair costs (unlike a Level 3 Building Survey). And it does not include a market valuation unless specifically added as an extra.
How Much Does a HomeBuyer Survey Cost?
HomeBuyer Reports typically cost £350–£650 for a standard residential property. London and South East fees are at the higher end. The survey is booked through the surveyor directly — you contact and pay the surveyor, not the lender.
HomeBuyer Survey vs Mortgage Valuation
Your lender will arrange a mortgage valuation — but this is for the lender’s benefit only. It assesses whether the property provides adequate security for the loan and will not identify defects. You need your own survey for your personal protection.