As part of the house-buying process, you will need to get a survey carried out. The age and condition of the property you are buying will decide the survey you choose. For new builds you will want a RICS Level 1 survey known as condition report which is a basic overview of the property. For older properties you’ll need either a RICS Level 2 or a Level 3 Survey.
Our article explains exactly what goes into a house survey checklist when a surveyor does a Level 2 Survey.
What is a Level 2 Survey?
A RICS Home Survey Level 2, previously known as a Homebuyer Report, is regularly opted for by UK homebuyers. It is typically carried out on properties which are less than 50 years old and are in generally good condition. The survey provides important information on the property’s condition which can impact the property’s value.
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What is the Cost of a Level 2 Survey?
Our data shows that in 2025, a RICS Level 2 Home Survey costs £445 on average. This is based on users using Compare My Move and saving 33%. The exact cost will depend on a range of factors including the value of the property and the surveyor’s rates. Using our comparison form will allow you to compare quotes from up to 6 surveyors.
What Do Surveyors Check?
A Level 2 Survey is a detailed survey of the property. The aim is to uncover significant defects or issues. Assuming the surveyor has access, the following are some of the checks they will conduct. These will help provide a full assessment of the property:
A visual inspection of all major internal and external features
Loft space
Damp protection (including its proofing)
Function levels (including utilities)
Fittings built in (e.g. cupboards and worktops)
Issues that affect the property’s valuation
Visual checks of the building timbers or structural wood
Advice on issues needing urgent attention (e.g. a leaking roof)
Boundary walls and shared common areas
Permanent outdoor buildings (e.g. garages)
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What Do Surveyors Not Check?
As many of their checks are visual, there are several things a surveyor will not check as part of their survey. This includes:
Hidden areas (e.g. under carpets or behind panels)
Drains
Anything in harder to reach places (e.g. behind heavy furniture)
Special tests on parts of the property (including utilities)
Leisure facilities (e.g. home swimming pools or gyms)
Lifts, fire alarms and security features
Physical check for asbestos-containing materials
Key Takeaways
A Level 2 Survey is needed if you plan to buy a home up to 50 years old. It is much more detailed than a Level 1 Survey. There are many things that a surveyor does check such as: major features including walls, damp protection and the function levels of utilities. As much of their survey is visual there are some things they don’t check. This includes anything hidden such as behind panels, conducting special tests or fire alarms or security features.
After the inspection has been completed, you will receive a detailed and thorough report. This will inform your purchasing decision. In some cases, this can help you negotiate the property price or even pull out of the sale altogether. For deteriorated or older properties, it is recommended to have a Level 3 Survey carried out. This will provide you with a more comprehensive survey of the home.
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Frequently Asked Questions
Does a Level 2 Survey Check for Subsidence
Yes, a Level 2 Survey does cover subsidence concerns. However, the amount of information regarding the structural integrity of the property is quite limited. For a more thorough survey, a Level 3 Survey will be required which will uncover any structural damage.
Does a Level 2 Survey Check for Damp
Yes, the surveyor tests the walls within the property for potential damp. They'll only check walls that are more susceptible to damp. They will use an electronic moisture meter to see if there is any rising or penetrating damp present.
Does a Level 2 Survey Check for Asbestos
Yes, a surveyor will visually look for anything that might contain asbestos-containing materials. They will not be able to say for certain whether asbestos is present though. Their report will merely speculate, therefore you will need to arrange an asbestos survey following this.
Does a Level 2 Survey Check Energy Efficiency
No. A surveyor will not conduct any tests to check the energy efficiency of the home. They will obtain the EPC rating certificate if present and will put it in their final report.
Will a Surveyor Lift Carpet, Floorboards, or Panels?
No. A surveyor will only visually inspect the property. They are not permitted to pull up any carpet or floorboards to inspect. Neither are they allowed to open up panels which are locked up.
Is the Garden Checked During the Survey?
Yes. If this is within the property boundary then it will be checked. The surveyor will be checking boundary walls, and shared fences. They will also be looking for invasive plants such as Japanese Knotweed.
Is The Roof Checked for Leaks?
Yes. They will do a visual check from the ground to see if there are any missing tiles. They will also check the loft if there is access. If your survey is on a sunny and dry day, the surveyor might not be able to pick up on a leak unless it is noticeable.
Finding a Surveyor
Here at Compare My Move, we can connect you with up to 6 surveyors in your local area. They can conduct a Level 2 or Level 3 Survey at your property. You can save up to 70% on your surveying costs.
Simply fill in our surveying comparison form to get connected today and find the right company for you. Our surveying partners are all RICS-regulated and have passed our strict verification process.
