RICS Level 2 Survey: What It Covers, What It Doesn’t, and Whether It’s Enough
If you are buying a property, you will likely come across the RICS Level 2 Survey.
You may be asking: What does it actually cover? Is it detailed enough? And how is it different from a Level 3 Building Survey?
This guide explains exactly what is included, what is not included, and how to decide whether a Level 2 Survey is the right choice for your purchase.
Quick answer
What it covers: Roof, walls, damp, insulation, visible services, structure and external areas.
What it doesn’t: No lifting floors, no opening walls, no intrusive testing.
Who it’s for: Conventional homes in reasonable condition.
When to choose Level 3: Older, extended or visibly distressed properties.
Best suited to
- Modern houses and flats
- Standard brick construction
- No major structural alterations
- Buyers wanting clarity before exchange
What Is a RICS Level 2 Survey?
A Level 2 Survey is a detailed visual inspection carried out by a RICS Chartered Surveyor. It was previously known as a HomeBuyer Report.
It provides a clear overview of the property’s condition and highlights:
- Urgent defects
- Maintenance issues
- Risks that may affect value
- Items that need further investigation
It is not intrusive. The surveyor will not lift carpets, remove floorboards or open up walls. It focuses on what is visible and accessible at the time of inspection.
Level 2 Survey Checklist: What We Inspect
External elements
- Roof coverings, tiles, slates and flashing
- Chimneys and parapets
- External walls, brickwork, render and pointing
- Windows, doors and lintels
- Gutters, downpipes and drainage
- Signs of structural movement or cracking
Internal elements
- Walls, ceilings and floors
- Evidence of damp or staining
- Condition of plaster finishes
- Staircases and internal joinery
- Visible structural distortion
Roof space
- Timber structure and bracing
- Signs of leaks or condensation
- Insulation depth and ventilation
- Evidence of woodworm or decay
Services (visual inspection only)
- Heating system presence and general condition
- Visible pipework
- Consumer unit and electrical fittings (not tested)
- Gas meter location (not tested)
Grounds and outbuildings
- Boundary walls and fences
- Driveways and paths
- Garages and permanent outbuildings
- Drainage covers where accessible
How Defects Are Reported
Each element is graded using a traffic light system:
- Green: No repair needed
- Amber: Repair or maintenance required
- Red: Serious or urgent defect
This structure allows you to see quickly where risk lies and what may affect negotiation.
Does a RICS Level 2 Survey Include a Valuation?
This is one of the most common questions buyers ask.
Some Level 2 Surveys include a market valuation. Some do not. It depends on the service package agreed at instruction.
It is important to understand:
- A mortgage valuation is carried out for the lender, not for you
- A survey valuation provides an independent opinion of market value
- The valuation reflects the property condition on the day of inspection
If valuation accuracy is important to your negotiation strategy, confirm at booking stage whether it is included.
How Long Does a Level 2 Survey Take?
Inspection time depends on size and layout.
- Small flat: around 1.5 to 2 hours
- Standard three-bed house: 2 to 3 hours
- Larger properties: longer as required
The written report is typically delivered within a few working days.
Turnaround matters if you are working to exchange deadlines. Always confirm timescales before instructing.
Common Misunderstandings About Level 2 Surveys
Will the surveyor lift carpets?
No. The inspection is non-intrusive.
Will electrics and gas be tested?
No. Systems are observed visually only.
Will you get detailed repair costings?
Not usually. The survey explains severity and next steps, not full contractor quotes.
Will it find every hidden defect?
No survey can identify issues concealed behind finishes or fittings.
Level 2 vs Level 3: Which Should You Choose?
| Feature | Level 2 Survey | Level 3 Survey |
|---|---|---|
| Inspection depth | Visual, non-intrusive | More detailed and investigative |
| Best for | Modern standard homes | Older, extended or altered homes |
| Victorian or pre-1900 property | Not usually ideal | Recommended |
| Repair advice | General guidance | Detailed analysis |
| Negotiation support | Highlights key defects | Stronger evidence for renegotiation |
| Cost | Mid-range | Higher due to scope |
When Is a Level 2 Survey Not Enough?
You should consider upgrading if:
- The property is significantly altered
- There are signs of movement or cracking
- The building is non-standard construction
- The property is pre-1900
In these situations, a RICS Level 3 Building Survey offers greater depth.
What Is Not Included in a RICS Level 2 Survey?
A Level 2 Survey is thorough, but it is not intrusive. It focuses on visible and accessible areas only.
The survey does not include:
- Lifting carpets, floorboards or laminate flooring
- Opening up walls, ceilings or boxing-in
- Testing electrics, gas or plumbing systems
- Drain surveys or CCTV inspections
- Asbestos sampling or laboratory testing
- Specialist structural calculations
If concerns arise during inspection, the report will recommend further specialist checks. That might include an electrician’s report, structural engineer review or damp investigation.
Understanding these limits prevents false expectations and helps you choose the correct survey level from the start.
What Happens After You Receive the Report?
Once your Level 2 Survey report arrives, focus on the traffic light ratings first.
Step 1: Review red items
Red-rated issues require urgent attention. These are the items most likely to affect value, safety or mortgage lending.
Step 2: Assess amber items
Amber ratings indicate repair or maintenance is needed, but not immediately critical. These often form part of negotiation discussions.
Step 3: Speak to your solicitor
Some issues, such as alterations or boundary matters, require legal clarification. Forward relevant sections to your conveyancer.
Step 4: Obtain repair estimates
If defects are significant, obtain contractor quotes before exchange. This allows you to renegotiate or budget accurately.
Step 5: Decide whether further investigation is needed
If structural movement, extensive damp, or complex alterations are identified, you may need a Specific Defect Report or even a RICS Level 3 Building Survey.
Level 2 HomeBuyer SurveyA survey is not just a document. It is a decision-making tool before you commit legally.
Frequently Asked Questions About Level 2 Surveys
Is a RICS Level 2 Survey worth it?
For most buyers of modern or standard construction homes, yes. It identifies issues that could cost thousands if missed before exchange.
Does a Level 2 Survey include a valuation?
It can, depending on the service selected. Always confirm at instruction stage whether a market valuation is included.
Can I use the survey to renegotiate the price?
Yes. If significant defects are identified, many buyers use the report to request repairs or price reductions.
Is Level 2 suitable for a 1930s house?
Often yes, if the property is in reasonable condition and unaltered. If extensive changes or visible defects are present, Level 3 may be safer.
Will the surveyor check for damp?
Yes. Visible signs of damp are inspected and moisture readings are taken where appropriate.
How quickly can a Level 2 Survey be arranged?
Survey dates depend on availability, but inspections are typically arranged promptly, with reports issued within a few working days.
What if the survey finds a serious structural issue?
The report will explain the concern clearly and recommend next steps. You can then obtain specialist advice before deciding whether to proceed.
Buying in Lincoln or Lincolnshire?
If you are purchasing a standard property and want clarity before exchange, a RICS Level 2 Survey gives you a clear condition overview without unnecessary depth.
We carry out Level 2 Surveys in Lincoln and across Lincolnshire, with fast turnaround and clear reporting.
Request a fixed quote today or call 01522 438989.
Is a mortgage valuation enough instead of a Level 2 Survey?
No. A mortgage valuation protects the lender, not the buyer. It does not provide detailed defect analysis.
Need clarity before you exchange contracts?
We carry out RICS Level 2 Surveys across Lincolnshire, Nottinghamshire, Humber and South Yorkshire.
Clear reporting. Straight advice. Fast turnaround.
Call 01522 438989 or request a quote online.
Lyman Marshall Chartered Surveyors – RICS regulated and independent.
