RICS Level 2 Home Survey in London
Best for conventional houses and flats in reasonable condition.
Carried out under the RICS Home Survey Standard by Joe Weaver MSc AssocRICS MRPSA, RICS Registered Valuer.
Level 2 Home Survey
from £649
Full fee, including all taxes and fees, for properties valued up to £500,000. Confirmed in writing before you instruct.
- On site
- Typically 2 to 3 hours
- Report
- Typically within 5 working days of the inspection
What you get
- A condition rating (3, 2, 1 or NI) and a clear paragraph for each part of the property
- A visual inspection of the accessible parts of the property, inside and out
- Advice on repairs and maintenance, and what to get quotes for before you exchange
- Issues for your conveyancer and any further investigations needed
- A 15-minute call with Joe to go through the report (weekday slots between 4pm and 6pm)
Not included
- Opening up floors, walls or ceilings, or moving heavy furniture
- Testing the electrics, gas, heating or drains: we tell you when a specialist test is needed
- A valuation, unless you add one (from £150 more)
Is it right for your property?
A good fit
- 1A conventional house or flat built from common materials
- 1A property that appears well maintained
- 1No visible movement, damp or major alterations
Choose another level if
- A converted, period or higher-value flat where you want more explanation: Level 2 Plus
- An older, extended or altered property, or one showing cracks or damp: Level 3
- You also want to know what it is worth: Level 2 Survey and Valuation
From one of our reports
The roof coverings entry from a RICS Home Survey Level 3 Joe issued in June 2025, with the address and client removed. This entry is from a Level 3. A Level 2 entry gives the same condition rating, what we saw and what to do, more briefly.
D2 Roof coverings
3The main roof of the property is pitched and covered with traditional clay tiles, supported by a timber roof structure. The same clay tiles are present on the single-storey roof to the front and on both of the original dormer windows to the rear, which also have vertically hung clay tiles to their sides. To the rear, there is a single-storey, low-pitched roof finished in a bituminous felt covering. There are further flat and low-pitched coverings in lead to the front and rear bay windows, and a further flat section finished in metal. All roof-to-wall junctions, including those to the chimney stacks, are protected with lead flashings.
The condition of the roof coverings is consistent with the general state of maintenance throughout the property. While broadly functional, several areas require attention due to age-related deterioration and a general lack of recent upkeep. A number of slipped and broken tiles were noted, some crudely repaired; these present vulnerable points for water penetration and should be addressed promptly.
How the levels compare
All three follow the RICS Home Survey Standard and use the same condition ratings; the difference is how much the report explains.
| Feature | Level 2from £649 | Level 2 Plusfrom £849 | Level 3from £895 |
|---|---|---|---|
| Best for | Conventional houses and flats in reasonable condition | Converted, period or higher-value flats, and well-kept homes where you want more explanation | Older, larger, altered or unusual properties, or where you plan significant work |
| Inspection | Visual inspection of the accessible parts of the property | As Level 2, with closer reporting on construction, insulation, ventilation and damp management | More extensive inspection; hatches opened and loose floorboards lifted where permitted and safe |
| Report style | Concise: a condition rating and a clear paragraph for each element | Level 2 content plus construction and context paragraphs | Detailed: construction, condition, likely cause, repair options and implications |
| RICS condition ratings (1, 2, 3, NI) | Yes | Yes | Yes |
| Construction and context paragraphs | No | Yes | Yes |
| Defect cause and repair scope | Summary advice on repairs and maintenance | Summary advice on repairs and maintenance | Likely cause, repair options and priorities |
| Further investigation advice | Yes, where needed | Yes, where needed | Yes, with what the investigation should cover |
| Market valuation | Add for £150 (from £799) | Add for £150 (from £999) | Add for £150 (from £1,045) |
| Reinstatement cost estimate (insurance) | Available, from £399 | Available, from £399 | Available, from £399 |
| Call with Joe to go through the report | 15 minutes | 30 minutes | 30 minutes |
| Pre-inspection call, labelled photo pack, measured floorplan (GIA) | Not included | Included | Included |
| Negotiation summary and tailored conveyancer questions | Not included | Included | Included |
| Repair priority plan with indicative cost bands | Not included | Included (a guide only, not a quote) | Repair priorities included; get contractor quotes for costs |
| Email follow-up questions | One follow-up enquiry | 3 months | 3 months |
| Typical turnaround | 5 working days after inspection | 5 working days after inspection | 7 working days after inspection |
| Included in every survey | |||
| Written quote | The full fee in writing before you instruct | The full fee in writing before you instruct | The full fee in writing before you instruct |
| Payment | Payment is required before the inspection | Payment is required before the inspection | Payment is required before the inspection |
| Sample report | Same ratings and layout, shorter entries | Same ratings and layout, shorter entries | Read the Level 3 sample |
Questions
Something else? Call Joe
Level 2 vs mortgage valuation?
Suitable for flats?
Does it include valuation?
Will services be tested?
What if further investigation is recommended?
When choose Level 3?
Further reading
Where we work
London only: North West, West, North, East, South West and South East London, and the outer London boroughs.
Get a Level 2 Home Survey quote
Usually within one business day, with the full fee and what the report covers.