RICS Level 2 Home Survey: Is It Right for Your Property?

The RICS Level 2 home survey — long known as the HomeBuyer report — is the UK's most popular property survey. Around 58% of all residential surveys commissioned in England and Wales are Level 2s. But that doesn't mean it's right for every buyer or every property. In Brixton especially, where older properties dominate, choosing the right survey matters more than most buyers realise.

In this guide, I'll explain exactly what a Level 2 home survey includes, what it doesn't include, and the key questions to ask yourself before deciding whether it's sufficient for your purchase.

What Is a RICS Level 2 Home Survey?

The Level 2 home survey (formerly called the HomeBuyer Report) was overhauled in 2021 as part of the RICS Home Survey Standard. It's a mid-range survey designed for conventional residential properties that are in reasonable condition and of standard construction.

The survey covers all visible and accessible parts of the property — internally and externally. Each element is given a condition rating:

• Condition 1 (Green): No repair needed. The element is in good condition.
• Condition 2 (Amber): Defects that are not serious but require attention. Includes normal maintenance items.
• Condition 3 (Red): Serious defects that need to be repaired, investigated further or monitored urgently. These are the issues you'll want to flag to your solicitor and potentially use for price renegotiation.

What Does a Level 2 Survey Include?

A RICS Level 2 home survey from Brixton Surveyors covers:

• All visible external elements: roof, walls, windows, doors, drainage
• Internal elements: ceilings, floors, walls, doors, staircases
• Roof spaces (where safely accessible)
• Built-in appliances (condition only)
• Moisture and damp readings
• Issues that need to be reported to a solicitor
• Summary of risks to the building and grounds
• Recommendation on any specialist reports needed

What Doesn't a Level 2 Survey Cover?

This is the critical bit. A Level 2 survey does not:

• Investigate the cause of defects in depth (it records them, but doesn't always analyse why they've occurred)
• Provide detailed repair guidance or cost estimates
• Cover hidden or concealed areas (furniture, floor coverings, service hatches that can't be opened)
• Include a structural investigation of the foundations or hidden structural elements

This is why, for properties like Brixton's Victorian terraces, we usually recommend upgrading to a Level 3 building survey. The Level 2 is excellent for what it is — but for an older property, there are simply too many potential issues hidden beneath the surface for a visual survey to catch everything.

When Is a Level 2 Survey Appropriate?

A Level 2 home survey is a sensible choice when:

• The property was built after 1945 and is of standard construction
• There are no obvious signs of significant defects
• The property is a purpose-built modern flat
• The property has been recently modernised and refurbished to a professional standard
• You've done some preliminary research and are confident there are no major structural concerns

When Should You Upgrade to a Level 3?

Consider upgrading to a Level 3 building survey if:

• The property is Victorian or Edwardian (built before 1940)
• It has been extended, converted or altered significantly
• There are visible signs of cracks, damp or movement
• It's a larger, older or more unusual property
• You're planning to carry out significant work and want a clear understanding of the building's current condition
• The purchase price is high and you want maximum reassurance

Can I Add a Valuation to a Level 2 Survey?

Yes. We offer an optional market valuation as an add-on to any Level 2 survey for £100. This gives you an independent, RICS-compliant assessment of the property's market value — useful for checking that you're not overpaying and for mortgage purposes.

How Much Does a Level 2 Survey Cost in Brixton?

Our Level 2 home surveys in Brixton and South London cost from £450 (for properties up to £200,000) up to around £750 for higher-value properties. Use our survey cost calculator for a personalised estimate.

FAQ: RICS Level 2 Home Survey

Can I attend the survey?

Yes, you're welcome to attend. Some buyers find it helpful to walk around the property with the surveyor. However, we do need to be able to concentrate and take measurements, so if you do attend, please be prepared for periods when we'll need to work uninterrupted.

How long does a Level 2 survey take?

Typically 2–3 hours for a two-bedroom flat or small terrace. Larger properties will take longer.

Can I use the Level 2 survey to renegotiate?

Absolutely. If the survey reveals Condition 3 (red-rated) issues, you have grounds to ask the seller to either fix them or reduce the price. We include enough information in our Level 2 reports to facilitate meaningful renegotiation.