A RICS Level 2 Home Survey provides a structured opinion on the visible condition of a property, with advice that helps a buyer understand significant defects, repairs and ongoing maintenance. It is more detailed than Level 1 while remaining designed principally for conventional properties of standard construction in reasonable condition.
The report does not certify every component or expose concealed construction. What can be reported depends on the agreed terms, safe access and the conditions on inspection day. Understanding this scope before instruction prevents unrealistic expectations and helps you identify any additional services you require.
The inspection
The surveyor visually inspects the main building, services, grounds and relevant permanent outbuildings within the scope set by the RICS standard. They consider construction, condition and defects that are visible and accessible. More extensive roof-space and drainage-chamber observations are included than at Level 1 where safe access is available.
The surveyor does not normally move heavy furniture, lift fitted floor coverings, remove secured panels or dismantle the building. Loft contents, locked areas, dense vegetation and health-and-safety risks can all restrict inspection. The report should identify important limitations rather than imply that unseen areas were checked.
What the report explains
The report describes the construction and condition of the principal elements, applies condition ratings and identifies defects that are serious, urgent or require investigation. It provides advice on repairs and maintenance at a level appropriate to a Level 2 service and highlights risks to people or property.
It also identifies matters for the buyer’s legal adviser. These might involve guarantees, alterations, rights, approvals or further documentation, but the surveyor does not conduct conveyancing searches or determine legal title. The conveyancer must investigate and advise on those matters.
Survey-only and valuation options
Level 2 can be commissioned as a survey-only report. A separate RICS format adds a market valuation and insurance reinstatement figure. The choice should be made before instruction because valuation work has its own assumptions, investigations and terms.
The included market valuation is independent advice to the client under the agreed instruction; it is not the lender’s mortgage valuation. If you require valuation advice, check that the appointed surveyor is able to provide it and confirm precisely what the quotation includes.
- Visible construction and condition of principal elements.
- Condition ratings and significant defect advice.
- Repair, maintenance, risk and further-investigation recommendations.
- Optional market valuation and reinstatement figure when agreed.
When Level 2 may not be enough
A Level 2 service may not provide sufficient analysis for an old, run-down, unusual or extensively altered property. Multiple extensions, non-standard construction, widespread disrepair or plans for major alterations can justify a Level 3 survey. The decision should be property-specific.
Tell the surveyor about visible concerns and your intended use. If inspection reveals an issue beyond the service scope, a specialist investigation may still be recommended. Arrange important investigations and contractor quotations before exchange where possible.
Advice for your property
Get the right professional inspection
Online guidance is useful, but it cannot account for the construction, condition and history of an individual property. Tell us what you are buying or need valued and we will explain the appropriate service.
Authoritative sources and further reading
The guide is general information, not property-specific, structural, legal, tax or financial advice. Source pages can change; consult the relevant professional for your circumstances.