When purchasing a property in the UK, one of the most crucial steps in the process is arranging a professional home survey. Among the various survey options available, the RICS Home Survey Level 2 (formerly known as the HomeBuyer Report) stands out as the most popular choice for residential property buyers. This comprehensive inspection provides essential information about a property’s condition, helping you make an informed decision about one of the largest investments of your life. If you’re considering a property purchase in North London and want expert guidance, a Chartered Building Surveyor in North London with free 30 minute consultation can help you understand whether a Level 2 survey is right for your needs.
What Does a RICS Home Survey Level 2 Include?
A RICS Home Survey Level 2 is a mid-range survey that offers a detailed assessment of a property’s condition without being as extensive or expensive as a full structural survey (Level 3). The survey is conducted by a qualified RICS (Royal Institution of Chartered Surveyors) surveyor who will carry out a thorough visual inspection of the property, both inside and out.
The Level 2 survey includes an examination of all accessible areas of the property, including the roof (viewed from ground level or adjacent buildings), walls, floors, ceilings, windows, doors, and any outbuildings or garages. The surveyor will assess the condition of the property’s structure, identify any significant defects or potential problems, and provide advice on necessary repairs and ongoing maintenance. Importantly, the report uses a simple traffic light system (red, amber, and green) to rate the condition of different elements, making it easy to understand which issues require immediate attention, which need monitoring, and which are satisfactory.
Additionally, the Level 2 survey includes a market valuation of the property and an insurance reinstatement value, which can be particularly useful for mortgage purposes and insurance arrangements. The surveyor will also highlight any legal issues that might affect the property, such as rights of way or boundary disputes, though they won’t conduct detailed legal research—that remains the responsibility of your solicitor.
When Do You Need a RICS Home Survey Level 2?
A Level 2 survey is particularly suitable for conventional properties that are in reasonable condition. If you’re purchasing a standard house or flat built within the last 150 years using traditional construction methods, and the property appears to be in a generally good state of repair, a Level 2 survey is typically the most appropriate choice.
This survey is ideal for several scenarios: first-time buyers who want reassurance about their purchase, buyers of relatively modern properties (built after 1900), properties that have been well-maintained with no obvious major alterations, and situations where you need a professional opinion to support your mortgage application. It’s also valuable if you’re buying a property that you haven’t been able to view thoroughly, perhaps due to tenants being in residence or limited viewing appointments.
However, a Level 2 survey might not be sufficient if the property is very old (pre-1900), has undergone significant alterations or extensions, shows visible signs of serious structural problems, is of unusual construction, or if you’re planning major renovation work. In these circumstances, you would be better served by a more comprehensive Level 3 survey (Building Survey).
How Does Level 2 Compare to Other Survey Options?
Understanding the differences between the three main RICS survey levels helps you choose the right option for your circumstances. A Level 1 survey (Condition Report) is the most basic option, providing a simple overview of the property’s condition using the traffic light rating system but with minimal detail and no valuation. It’s only suitable for newer properties or those in excellent condition.
The Level 2 survey sits in the middle ground, offering significantly more detail than Level 1 whilst remaining more affordable than Level 3. It provides a comprehensive assessment of visible and accessible elements, advice on defects and repairs, and valuations, making it suitable for the majority of standard residential properties.
A Level 3 survey (Building Survey), on the other hand, is the most thorough and detailed inspection available. It includes an in-depth analysis of the property’s construction and condition, with extensive advice on repairs and ongoing maintenance requirements. This level is recommended for older properties, those in poor condition, buildings of unusual construction, or when you’re planning significant renovation works. However, it’s also the most expensive option and may be unnecessarily detailed for straightforward, modern properties.
Making the Right Decision
Choosing the appropriate survey level is a balancing act between cost and peace of mind. Whilst a Level 2 survey represents an additional expense in an already costly property purchase process, it can potentially save you thousands of pounds by identifying problems before you commit to the purchase. Armed with the survey findings, you may be able to renegotiate the purchase price, request that the seller carries out repairs, or simply decide to walk away from a property with serious undisclosed issues.
For most homebuyers purchasing standard residential properties built in the last century and in reasonable condition, the RICS Home Survey Level 2 offers the ideal combination of comprehensive information and value for money. It provides the detailed insight you need to proceed with confidence, ensuring that your dream home doesn’t turn into a costly nightmare after completion. Remember, a property purchase is likely the largest financial commitment you’ll ever make—investing in a proper survey is a small price to pay for the assurance it provides.