Level 2 Plus Home Survey in London
Best for converted, period or higher-value flats, and well-kept homes where you want more explanation.
Our enhanced RICS Home Survey Level 2: the Level 2 inspection and format, with more explanation. It is a JBS service, not a separate RICS level.
Level 2 Plus Home Survey
from £849
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
- Everything in a Level 2: a condition rating and a clear paragraph for each part of the property
- Substantially enhanced commentary: how each element is built and why that matters
- A pre-inspection call with Joe to hear your concerns and plans for the property
- A full labelled photo pack
- A repair priority plan with indicative cost bands (a guide only, not a quote)
- A negotiation summary of the points that may affect the price you pay
- Tailored questions for your conveyancer
- A measured floorplan with the gross internal area (GIA)
- A roof void entry record where access is safe, and a table of moisture readings
- A 30-minute call with Joe to go through the report (a Level 2 includes 15 minutes)
- Follow-up questions answered by email for 3 months after the report
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 flat in a converted period house, or a mansion block flat
- 1A higher-value flat
- 1A well-kept home where you want the construction explained
From one of our reports
The chimney stacks 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 Plus entry gives the same rating and explains how the part is built and why it matters, without the Level 3 detail on cause and repair.
D1 Chimney stacks
2The property features four traditional red brick chimney stacks, one to each side of the front and rear roof slopes. The stacks are constructed of solid red brick masonry and are capped with multiple clay chimney pots. The right-hand stacks are shared with the adjoining property, which is common in semi-detached properties. Most of the pots remain open to the elements, while others have been capped or fitted with ventilated cowls. The junctions of the stacks and the adjoining roof are weathered with lead flashings.
The brickwork is generally in fair condition for its age, but with notable localised deterioration. There is visible spalling to multiple bricks, which is likely the result of prolonged exposure to driving rain and freeze-thaw cycling. Spalling occurs when moisture enters the brickwork, freezes and expands, causing the brick face to break away. In these instances the brick faces are crumbling or missing altogether, and several bricks have deteriorated to such a degree that replacement rather than repair is likely to be required. This is particularly evident to the front left-hand stack, where numerous bricks are affected.
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
Isn't Level 2 Plus just marketing for standard Level 2?
When should I choose Level 2 Plus instead of Level 3?
Will Level 2 Plus uncover hidden defects Level 2 would miss?
Is Level 2 Plus worth it for a modern flat that looks fine?
Can Level 2 Plus include a mortgage valuation?
How does this compare to a full structural engineer's survey?
What if Level 2 Plus reveals something that needs specialist input?
Can I use the Level 2 Plus report with my mortgage lender?
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 Plus Home Survey quote
Usually within one business day, with the full fee and what the report covers.