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RICS Home Buyers Survey: Level 2 & Level 3 Home Surveys

What is a Pre Purchase Home Survey?

A pre-purchase home survey tells you the real condition of a property before you commit to buying it. The surveyor’s report covers the problems that exist today and the ones likely to show up in the next few years, so you can go ahead, renegotiate or walk away with the facts in front of you.

A home buyers survey is an inspection of a property by an RICS surveyor before you exchange contracts. A Level 2 survey suits conventional homes in reasonable condition. A Level 3 survey suits older, larger or altered properties, or homes you plan to renovate.

The inspection usually takes a few hours and the report follows within [a few working days]. A survey is not the same as a mortgage valuation, which only tells your lender the property is worth the loan.

 

Home Surveys We Offer

RICS HomeBuyer Reports (Level 2 Surveys)

A home buyers survey Level 2, long known as the RICS HomeBuyer Report, is a full inspection of the property you are buying. The surveyor looks at every accessible part of the building, inside and out, and gives each element a condition rating of green, amber or red. Each issue also gets a cost rating of low, mid or high, so you can see roughly what repairs might involve.

Full Building Survey (Level 3 Surveys)

A home buyers survey Level 3, previously called a full building survey, is the most detailed pre-purchase inspection available. It covers everything in a Level 2 report and goes further, looking at how the property is built, what it is made of and the likely cause of any defects, with advice on repairs and next steps. We recommend it for period homes, larger or altered properties, and anything you plan to renovate.

Home Buyers Survey Level 2 or Level 3: Which Do You Need?

Both surveys are carried out by an RICS surveyor. The difference is how deep the inspection goes and how much advice you get.

Level 2 Level 3
Best for Modern or conventional homes in reasonable condition Older, larger, altered or run-down properties
Inspection Visible, accessible parts inside and out The same areas, examined in more depth
Ratings Green, amber, red condition ratings Green, amber, red condition ratings
Advice Flags defects and what needs attention Likely causes, repair options and next steps
Choose it if You want a clear picture without extra detail You plan to renovate, or the home is pre-1930

Not sure? Send us the property listing and we will recommend the right level.

Home Surveys Condition Ratings

Whatever the condition rating is, you will be sure to get reasoned and practical advice to best address and overcome the issue.

Condition Rating 1: Green

This means that there is no repair currently needed.

Condition Rating 2: Amber

This means that the item being inspected has a defect that requires repairing or replacing. However, it is worth noting that the defect is not considered to be serious or urgent.

Condition Rating 3: Red

This means there are defects that are serious and/or need to be repaired, replaced or investigated urgently.

Get your fixed-fee home survey quote in minutes — no hidden costs.

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How Your Home Survey Works

1. Tell us about the property. Fill in the form with the address, property type and agreed price, and we will send a fixed fee.

2. Book your survey. Accept the quote and we will arrange access with the estate agent or seller.

3. The inspection. Your surveyor visits the property. Most inspections take a few hours.

4. Your report. The written report usually follows within [a few working days]. If anything in it isn’t clear, ask the surveyor who wrote it.

Home Survey Fees

Please complete the following form and we will send you a fixed cost fee quote.

What type of property are you purchasing?(Required)
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Frequently Asked Questions

What is a home buyer survey and why do I need one?
A home buyer survey is a professional inspection of a property before you purchase it. A qualified surveyor assesses the condition of the building and identifies defects, maintenance concerns and potential issues that may not be obvious during a standard viewing.

Buying a property is a major financial commitment, so understanding its true condition before exchange is essential. A survey can help you make an informed decision, renegotiate the purchase price where appropriate, or reconsider the purchase if significant problems are identified.

What is the difference between a Level 2 and Level 3 home survey?
A Level 2 survey provides an overview of the visible condition of the property. It highlights defects, maintenance issues and areas requiring attention. It is generally suitable for conventional properties that appear to be in reasonable condition.

A Level 3 survey is more detailed. It provides a more thorough assessment of the property’s construction, condition and defects, along with advice on repairs and potential costs. This level of survey is usually recommended for older properties, altered buildings, larger homes or properties in poor condition.

Which home survey should I choose for my property?
For a modern, standard property that appears to have been well maintained, a Level 2 survey is often appropriate. It provides a clear overview of the property’s condition without unnecessary detail.

For older homes, pre-1930s properties, buildings with multiple extensions or properties requiring renovation, a Level 3 survey is usually the better option. The more complex or uncertain the property’s condition, the more valuable a detailed assessment becomes.

How much does a home survey cost in the UK?
The cost of a home survey depends on the property type, size, location and level of survey required. A Level 2 survey on a straightforward property usually starts from a few hundred pounds. A Level 3 survey costs more because it involves a more detailed inspection and report.

Location can also affect pricing, with London and the South East generally being more expensive than other areas. At Simple Survey, we provide fixed fees upfront so you know exactly what to expect before booking.

Is a home buyer survey worth it?
Yes. A home survey can identify issues that may be expensive to repair, such as damp, roof defects, structural movement or drainage concerns. Discovering these problems before completion can save you from unexpected costs after you move in.

A survey also provides evidence that can support price negotiations. If significant defects are found, you may be able to ask the seller to reduce the price or address the issues before completion.

What does a home survey actually check?
A surveyor will inspect the property methodically, including the roof, chimneys, gutters, external walls, windows, doors, internal walls, ceilings, floors, signs of damp, evidence of structural movement and visible drainage issues.

A standard survey does not usually include opening up walls, lifting floorboards or inspecting concealed areas unless there is a specific reason to recommend further investigation. Where specialist advice is needed, the surveyor will make this clear in the report.

How long does a home survey take?
The inspection usually takes a few hours, depending on the size, age and complexity of the property. A Level 3 survey on a large period home will generally take longer than a Level 2 survey on a modern flat.

After the inspection, the surveyor prepares the report, which is typically issued within a few days. If your purchase is time-sensitive, you should mention this when booking so the team can advise on expected turnaround times.

Do I need a home survey for a new build property?

A new build property is not automatically free from defects. Common issues include incomplete finishes, poor sealing around windows, joinery defects and other snagging items that may have been missed before handover.

A survey can identify these issues before you are legally committed and provide a clear list to raise with the developer. Even where the property is covered by a warranty, a survey gives you a useful record of the property’s condition from the outset.

What is a RICS HomeBuyer Report?

A RICS HomeBuyer Report is the older name for what is now called a RICS Home Survey Level 2. It is a home buyers survey for conventional houses and flats in reasonable condition. The surveyor inspects the property, rates each part green, amber or red, and flags anything that needs further investigation before you exchange.

Do you provide RICS HomeBuyer Reports and home surveys near me?

Yes. We provide RICS HomeBuyer Reports and home surveys across London as well as nationwide, all on a fixed-fee basis.

Can I use a Level 2 survey on an older property?

You can, but it may not tell you enough. If the property was built before about 1930, has been extended or altered, or uses unusual materials, a Level 3 survey is usually the safer choice. If you are unsure, send us the listing and we will tell you which level we recommend.