A RICS Level 2 Home Survey is a non-intrusive, visual inspection that assesses the overall condition of a property.
Previously known as a 'Homebuyer Survey', it identifies existing defects, potential issues, and recommended repairs to help buyers make an informed decision about whether to proceed with their purchase.
This type of survey is best suited to properties in a reasonable condition, typically less than 100 years old and built with traditional materials such as brick, stone, or concrete.
Due to its balance between thoroughness and affordability, the Level 2 Survey has become the most popular choice among homebuyers. It offers peace of mind by flagging problems early — without the need for invasive inspection methods.
Level 2 Survey Overview
Purpose: Highlight existing issues and future repairs
Suitability: Modern homes under 100 years old
Includes: Visual property inspection
Excludes: Structural analysis or intrusive checks
Also known as: Home Buyers Survey or Home Buyer Report
Cost: £376 - £886
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What a RICS Level 2 Home Survey Covers
A Level 2 Home Survey checks the condition of the property, inside and out — from the roof and walls to damp, electrics, and plumbing. It focuses on visible issues that could affect the safety, cost, or future value of the home.
Your surveyor will look beyond cosmetic finishes to uncover hidden risks, such as the suspected presence of asbestos or missing safety certificates. If the Level 2 Survey flags concerns — like suspected damp, structural movement, or outdated electrics — you may be advised to seek a specialist report.
All of this helps you avoid unexpected repair costs after moving in and ensures you're fully aware of any risks before going ahead with the purchase.
By spotting issues early, the survey gives you peace of mind, helps protect your investment, and puts you in control — whether that means planning for repairs, renegotiating your offer, or walking away before making a costly mistake.
What a RICS Level 2 Survey Does Not Cover
A Level 2 Survey does not include invasive checks or technical assessments that go beyond a standard visual inspection. For example, your surveyor will not lift fitted carpets or move heavy furniture.
Learn more: What Does a Surveyor do During a Survey?
Inside The Level 2 Home Survey Report
A RICS-verified surveyor will carry out the inspection and compile a detailed post-survey report. The report objectively describes the condition of each element and assesses the relative importance of any defects or problems, helping you understand which issues need attention and how urgently.
Surveyors work independently of the developer or seller, so you can rely on their unbiased assessment of the property’s condition. The findings are delivered in a clear traffic-light format, making it easy to see which issues are minor, moderate, or serious.
You can expect to receive your survey results within 3 to 7 working days after the inspection. If you have any concerns about the findings, it's best to discuss them directly with your surveyor. They’ll be able to clarify any issues and guide you on the appropriate next steps.
View a RICS Level 2 Homebuyer Survey example to see what’s typically included.
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Save up to 70% on a Level 2 Survey
Used by over 1.5 million movers in the UK
How Much Does a Level 2 Home Survey Cost?
In 2025, a RICS Level 2 Home Survey typically costs £445. Customers who used Compare My Move to compare RICS Level 2 Home Survey quotes have saved on average 33% on their survey costs.
| Property Value | Survey Costs |
|---|---|
| Up to £200,000 | £376 - £550 |
| £200,000.01 - £400,000 | £398 - £616 |
| £400,000.01 - £600,000 | £446 - £684 |
| £600,000.01 - £800,000 | £533 - £886 |
Factors That Affect Survey Costs
- Surveyor's experience
- Property size
- Property location
- Property value
- Access to the property
- Time spent on the survey
Learn more: How Much Does A Home Survey Cost?
Why You Need a RICS Level 2 Home Survey
While a property survey might feel like an extra cost during an already expensive process, its value can’t be overstated.
A Level 2 Survey gives you a clear understanding of the property’s current condition — highlighting any existing issues that could lead to expensive building work down the line. This insight can heavily influence your decision to proceed with the purchase.
According to RICS, 1 in 5 buyers who skipped a survey when buying a house ended up spending an average of £5,750 on unexpected repair work.
Although not a legal requirement, a Level 2 Home Survey gives you a clearer picture of what you’re buying. It can provide leverage to renegotiate your offer, or the confidence to walk away before unexpected issues become your responsibility.
How to Choose a Surveyor
The best way to find a surveyor is to carry our your own research and compare surveying quotes. At Compare My Move, we can connect you with up to 6 local surveyors to help you save on your surveying costs.
All our surveying partners have passed our strict verification process and are regulated by either RICS or the RPSA. Simply fill in our surveying comparison form to get connected today.
Need a removal company?
Once your survey and property transaction goes through, you may need a removal company. Our surveying and removal comparison form matches you with companies in just a few extra steps. We can connect you with up to 6 removal companies and save on your removal costs.
FAQs
What is the difference between a level 2 and 3 survey?
A Level 2 Survey provides an overview of a property's condition, highlighting visible issues and offering basic repair advice — suited to homes in generally good condition.
A Level 3 Survey delivers a detailed analysis of the property’s structure and condition, uncovering hidden defects and advising on significant repairs and long-term maintenance, making it better suited to older, larger, or altered properties.
Read more: Level 2 vs Level 3 Survey
How long does a Level 2 Survey take?
A Level 2 Home Survey will take 2-4 hours to complete.
Buyers should book their survey once they have had their offer accepted. This will help to avoid any delays in the house-buying process. You'll need to agree with the seller ahead of time when the survey will take place.
What happens if the survey discovers an issue?
It’s common for a survey to highlight issues or potential problems with a property. While you always have the option to walk away from the purchase, many buyers use the survey findings to renegotiate the price. This could leave you with enough funds to cover repairs — and still go ahead with your dream home.
Should your property transaction fall through, Home Buyers Protection Insurance may cover your survey costs.
What survey would I need in Scotland?
In Scotland, you'll need a Home Report, but it's the seller's responsibility to order this. It must be carried out before a sale is complete to ensure that buyers are aware of the property's condition.
*Based on the average service costs for Compare My Move users. See how our data works.
