RICS LEVEL 2

Compare RICS Level 2 surveyors for the home you're buying

Instant fixed quotes from local RICS surveyors for a Level 2 (HomeBuyer) survey. Compare price, earliest availability and reviews, then book online.

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RICS is the Royal Institution of Chartered Surveyors, the professional body whose members carry AssocRICS, MRICS or FRICS. RICS regulation means a Level 2 follows the RICS Home Survey Standard — a defined scope, a code of conduct and a complaints procedure, with professional indemnity insurance behind every report — so a Level 2 means the same thing whoever you book.

London · SW18

RICS regulated

★★★★★ 4.9 · 120 reviews

Service: Level 2 HomeBuyer
Earliest visit: Tue 9 Jun
Fixed quote: £400 inc. VAT

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RICS Level 2 (HomeBuyer) Survey

Compare and book, in minutes.

A RICS Level 2 (HomeBuyer) Survey is the mid-level home survey for conventional, reasonably modern homes in fair condition. It gives each main part of the property a clear 1-2-3 traffic-light condition rating and flags defects such as damp and movement. On Home.co.uk you compare real, bookable Level 2 quotes from local RICS surveyors and book in minutes.

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Your chosen provider liaises with the agent or vendor, attends, then sends your report.

Is this the right one?

Who a Level 2 HomeBuyer is for.

Buyers of conventional houses and flats built in standard materials and in reasonable condition
Buyers of modern to mid-20th-century homes that show no obvious signs of major problems
Buyers who want a clear, accessible report rather than the full technical detail of a Level 3
Anyone wanting more reassurance than a mortgage valuation gives, without the cost of a Building Survey
Buyers on a normal conveyancing timeline who want defects flagged before they commit

What you get

What a Level 2 HomeBuyer survey reveals

1-2-3 condition ratings

Every main element is rated 1 (no repair needed), 2 (defects that need attention) or 3 (serious or urgent issues) so you can see priorities at a glance.

Damp and rising damp

Penetrating and rising damp, condensation and moisture problems behind accessible finishes — a common Level 2 finding in older stock.

Visible structural movement

Cracking, bowing and signs of subsidence or settlement that the surveyor can see, with a view on whether they warrant monitoring or further checks.

Roof and chimney defects

Slipped or missing tiles, failed flashings and visible chimney or parapet issues observed from ground level and accessible vantage points.

Rot and infestation

Wet and dry rot and signs of woodworm or beetle activity in accessible timbers, plus areas where moisture could lead to decay.

Dated services and safety risks

Visibly old wiring, consumer units, boilers and plumbing that may need testing or replacing — though a Level 2 does not test the services.

Issues for your conveyancer

Matters to raise legally, such as missing guarantees, alterations or signs of work that needs building-regulation or planning checks.

An optional market valuation

A Level 2 can include a market value and reinstatement (rebuild) figure if you add it — but without that add-on it is a condition survey, not a valuation.

A plain-English summary

A clear overview of the property's general condition and the issues that matter most, written to be readable rather than heavily technical.

How much it costs

Level 2 HomeBuyer cost in 2026.

On Home.co.uk a Level 2 is a fixed, VAT-inclusive price from £445 to £849 depending on the property's value — the quote you see is the price you pay, with no "from £X" teasers and no add-ons at checkout.

£400–£1,000

UK average around £500, with most standard homes falling roughly in the £465–£685 range

Price is driven mainly by the property's value, size, age, condition and location. London and the South East typically run about 10-20% above the national average, and adding a market valuation raises the fee.

How long it takes

Appointment and turnaround.

On-site / inspection

On-site inspection usually takes around 1-4 hours, depending on the size and condition of the property.

Report / certificate

The report is typically delivered within around 3-5 working days of the inspection.

Allow roughly 1-2 weeks from booking to report; you can pick a surveyor's earliest slot to fit your conveyancing timeline.

Why compare here

Comparing that actually means comparing.

Rivals make you fill in a form and wait for a panel to email estimates and call you back. Home.co.uk shows you bookable quotes you can confirm in minutes.

Real fixed prices

Every quote is the price you actually pay, inclusive of VAT — compare fairly in seconds.

Live availability

See who can attend soonest and confirm online there and then — no waiting for a callback.

Genuine reviews

Real customer reviews help you weigh experience and service — the cheapest quote isn't always right.

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Regulated & accountable

Every provider is RICS.

When you compare on Home.co.uk you're comparing like-for-like, accredited providers — not the cheapest unqualified option.

Common questions

Level 2 HomeBuyer, answered.

What is a RICS Level 2 (HomeBuyer) Survey?

A Level 2 is the mid-level RICS home survey, suited to conventional, reasonably modern homes in fair condition. The surveyor inspects the accessible parts of the property and gives each main element a 1-2-3 traffic-light condition rating, flagging defects such as damp, movement and ageing services. It is more thorough than a basic condition report but less detailed than a Level 3 Building Survey.

What's the difference between a RICS Level 2 and a Level 3 survey?

A Level 2 (HomeBuyer) is for conventional, reasonably modern homes in good order and uses a simple 1-2-3 rating system. A Level 3 (Building Survey) is a deeper inspection for older (roughly 50+ years), larger, listed, altered or run-down properties, or where major works are planned — it explains the cause and seriousness of defects and advises on repairs. For most standard homes, a Level 2 is the safe default.

What does the 1-2-3 condition rating mean?

The RICS traffic-light system rates each main part of the property on a clear scale. Condition rating 1 means no repair is currently needed, rating 2 means there are defects that need attention but are not serious or urgent, and rating 3 means there are serious or urgent issues needing repair, replacement or further investigation. It lets you see at a glance where to focus.

How much does a Level 2 HomeBuyer survey cost in 2026?

In the UK a Level 2 typically costs around £400 to £1,000, with an average near £500 and most standard homes in the £465–£685 range. On Home.co.uk you pay a fixed, VAT-inclusive price from £445 to £849 set by the property's value. Cost depends mainly on value, size, age, condition and region — London and the South East run about 10-20% higher.

How long does a Level 2 survey take, and when do I get the report?

The on-site inspection for a Level 2 usually takes around 1-4 hours, depending on the property's size and condition. The written report is typically returned within around 3-5 working days. Allowing for arranging access with the agent or vendor, you should generally budget roughly 1-2 weeks from booking to receiving the report.

Does a Level 2 survey include a valuation?

Not by default. A standard Level 2 is a condition survey, not a valuation. Many surveyors can add a market value and reinstatement (rebuild cost) figure as an option, which usually increases the fee. If you need a valuation, choose the version that includes one — and remember a mortgage valuation done for your lender is a separate exercise, not a survey of condition.

Is a Level 2 survey the same as a mortgage valuation?

No. A mortgage valuation is carried out for the lender to confirm the property is worth roughly what they're lending — it is not a survey of condition and isn't designed to protect you. A RICS Level 2 is an independent inspection of the property's condition for your benefit as the buyer, rating defects and flagging issues, and is a separate, more detailed service.

Is a Level 2 survey suitable for an older or period property?

Sometimes, but it depends. A Level 2 suits conventional, reasonably modern homes in fair condition. For properties that are older (roughly 50+ years), listed, built in unusual materials, heavily altered or visibly in need of work, a Level 3 Building Survey is usually the better choice because it explains the causes of defects and the repairs needed. If in doubt, lean towards Level 3 for characterful homes.

What does a Level 2 survey not cover?

A Level 2 is an expert visual inspection of the accessible parts of the property — it is not a guarantee or insurance. The surveyor does not lift floorboards, move heavy furniture, test the services or open up the structure. It also does not review the legal title or lease; that is your conveyancer's job. Where something can't be inspected or needs a specialist, the surveyor flags it for further investigation.

Do the Level 2 prices on Home.co.uk include VAT, and are they final?

Yes. The Level 2 quotes you compare are fixed and inclusive of VAT — the figure you see is the figure you pay, with no "from" teasers and no extra charges appearing at checkout. If a property turns out to be unusually complex and needs additional specialist investigations, the surveyor will tell you separately before any extra work is agreed.

What does "RICS-regulated" mean for my Level 2 survey?

RICS is the Royal Institution of Chartered Surveyors, the professional body for surveyors (members use AssocRICS, MRICS or FRICS). RICS regulation means your Level 2 follows the RICS Home Survey Standard, a defined scope and a code of conduct, with mandatory complaints handling and professional indemnity insurance. Every surveyor compared on Home.co.uk is RICS-regulated, so you compare like-for-like quality.

Can a Level 2 survey help me renegotiate the price?

Often, yes. If the survey rates elements as 2 or 3, or uncovers defects with real repair costs, many buyers use the findings to renegotiate the purchase price or ask the seller to carry out repairs before completion. The report gives you evidence-based grounds for that conversation — and occasionally the information to walk away from a poor buy.

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