RICS Level 2
Home Survey
Clear, practical assessment of conventional properties. Understand defects, maintenance, and what to investigate before you commit to your purchase.
Suitable for
Conventional homes in reasonable condition
More extensive
Than Level 1, no tests
Includes
Defect advice and maintenance guidance
Survey only
Valuation available separately
What is a Level 2 Home Survey?
A professional assessment to help you make an informed decision about whether to proceed with purchase.
The service includes:
- Physical inspection inside and out
- Written report with findings
- Advice on repairs and maintenance
- Guidance on further investigations
Visual only: No opening up building fabric, moving furniture, or specialist testing.
Who is this for?
Level 2 suits you if you're:
- Buying or selling a conventional property
- Built from common materials
- In reasonable condition
- Wanting detail beyond Level 1
- Not needing Level 3's depth
Choose Level 3 if:
- Property is older or unusual
- Significantly altered
- Run-down or larger
- Major works planned
What the survey includes
- ✓Interior and exterior of main building and outbuildings
- ✓As much as physically accessible
- ✓Roof spaces where safe
- ✓Visible parts of services
- ✓Desktop study and enquiries
- ✓Condition assessment and ratings
- ✓Repair advice and maintenance guidance
For flats:
We assess external condition and access areas leading to your flat. Roof spaces only if accessible from within and owned by you.
What's not included
- ×Opening up building fabric
- ×Testing electrics, gas, plumbing, heating
- ×Asbestos inspection
- ×Environmental investigation
- ×Valuation (in this version)
- ×Legal advice
For flats specifically, we don't inspect drains, lifts, fire alarms, security systems, or external walls.
Where we can't conclude with confidence, the report recommends further specialist investigation.
Understanding condition ratings
Our reports use clear ratings to show the importance of defects and prioritise what needs attention:
Urgent
Defects needing repair or investigation
Attention needed
Defects needing repair, but not urgent
No repair
Element in acceptable condition
Not inspected
Could not access safely/reasonably
What your report covers
Eight key sections designed to help you understand your property's condition and next steps:
About the inspection
What we looked at and how
About the property
Construction and key details
Outside
Roof, walls, drainage
Inside
Structure, plaster, floors
Services
Electrics, heating, water
Legal issues
Matters your adviser needs
Risks
To building, grounds, people
What to do
Your next steps
Valuation vs Survey
A mortgage valuation is for your lender – to confirm the property is adequate security for their loan.
A Level 2 survey is for you – to understand the property's actual condition and help you make the right decision.
💡 The lender's valuation may not reveal defects that could cost you money after purchase. We strongly recommend getting a proper survey in addition.
Level 2 vs Level 3
Level 2 Survey
Conventional property, visual inspection, no tests, practical advice on repairs and maintenance
Level 3 Survey
Older, altered, unusual properties; detailed structure analysis; hidden defect risks; comprehensive repair options
Not sure which is right for you?
Call 020 7088 8125RICS resources to download
Official guides and example reports to help you understand Level 2 surveys:
Transparent, fair pricing
Prices vary by property size, location and complexity. We provide a detailed quote before you commit — no surprises, no hidden fees.
London typical pricing
From £600
Final price confirmed after discussion of your property
Need a valuation too?
Our Level 2 Survey & Valuation combines a full Level 2 with a RICS Red Book valuation in one visit — from £800.
Want more detail?
Our Level 2 Plus adds deeper construction and condition reporting — from £800.
Older or complex property?
A Level 3 Building Survey may be more appropriate — from £999.
Questions? We have answers
Quick answers to common questions about Level 2 surveys:
Ready to understand your property?
Get a no-obligation quote or speak to a surveyor about whether Level 2 or Level 3 is right for you. We're here to guide you through the process.