Level 2 Survey and Valuation in London
Best when you want the condition and an independent market value from one inspection.
A full RICS Level 2 Home Survey and a RICS Red Book market valuation, by the same RICS Registered Valuer.
Level 2 Survey and Valuation
from £799
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
- The full Level 2 report: a condition rating and a clear paragraph for each part of the property
- An independent RICS Red Book market valuation
- A reinstatement cost estimate for your buildings insurance, if you add it (from £399)
- Advice on repairs and what to get quotes for before you exchange
- A 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 lender's mortgage valuation: lenders usually appoint their own valuer
Is it right for your property?
A good fit
- 1Buying without a lender valuation, but you want to know what it is worth
- 1Refinancing or equity release
- 1Executors who need the condition and the value
- 1Staircasing or a shared ownership purchase
Choose another level if
- You only need the condition report: Level 2
- You only need a valuation: Valuations
- Older, altered or defective property: add a valuation to a Level 3: Level 3
From one of our reports
The floors 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.
E4 Floors
2The ground floor comprises suspended timber flooring, with sections of solid floor construction to the entrance hall, kitchen, pantry and utility areas. Floor finishes include solid timber boards, vinyl, laminate, fitted carpets and older 9-inch tiles in the pantry; tiles of this type are typically associated with asbestos-containing materials, and we refer you to our comments on asbestos later in the report.
The floor finishes appear dated and show visible signs of wear. Because of the coverings, fixed finishes and furniture, much of the floor structure remains concealed, which limits the ability to draw meaningful conclusions about the condition of the underlying components.
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
How is this different from a mortgage valuation?
Can I use this for a mortgage application?
Is the valuation figure independent?
Does it include an insurance reinstatement cost figure?
How long does the inspection take?
What if I only need the valuation, not the survey?
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 Survey and Valuation quote
Usually within one business day, with the full fee and what the report covers.