What type of property is a HomeBuyers Survey (Level 2) suitable for?

An RICS HomeBuyer Report (Level 2) is designed for modern residential properties built in the last 70-80 years (post-war). These include houses, bungalows and flats that are conventional in type and are apparently in reasonable condition.

What is the difference between a HomeBuyers Survey (Level 2) and a Building Survey (Level 3)?

An RICS HomeBuyer Report (Level 2) is a mid-range survey while an RICS Building Survey (Level 3), formerly known as a full structural survey, is an in-depth investigation. If you require a highly detailed assessment of the condition of the property, perhaps because the building is very old, very large or requires substantial renovation work, a Building Survey (Level 3) will be the better choice of the survey.

Does a HomeBuyer Survey (Level 2) check the boiler, damp or the roof?

The surveyor will not test any services or installations, nor be able to comment on elements that are not visible. The HomeBuyer Survey (Level 2) will include a brief appraisal of the roof, heating system and any damp issues present, based on a non-invasive, visual inspection of accessible areas only.

What to do if your survey uncovers problems?

If the survey detects serious defects with the property, this will be highlighted in amber or red. We usually advise that the matter be investigated further by way of a specific defects survey, and you may be able to use the information to try to renegotiate the purchase price. Or you may decide to withdraw from the purchase altogether.

Can you use the survey results to negotiate a better price?

If you’ve had an unexpectedly ‘bad’ survey, you are well within your rights to reduce your offer to cover the cost of fixing the problem. Get quotes from independent contractors who can provide cost estimates, and use the information to go back to the seller along with an offer that you believe is more appropriate.

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’s NOT included in a Level 2 Survey?

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.

RICS Level 2

Homebuyers Survey

RICS Level 2 Survey - Homebuyers Survey

What is a RICS Level 2 Home Survey?

Our Level 2 HomeBuyers Survey are the most popular report with those purchasing a new property.

A RICS Level 2 Home Survey, often known as a HomeBuyers Survey, provides a clear assessment of the condition of the property you are buying. It highlights significant visible defects, areas that may need further investigation and issues you should consider before proceeding with your purchase.

A Level 2 survey is generally suitable for conventional houses, flats and bungalows that are built from common materials and appear to be in a reasonable condition.

Your surveyor will inspect the accessible areas of the property and provide a straightforward report using RICS condition ratings, helping you understand any important problems, likely maintenance requirements and whether further specialist advice may be needed.

For older, unusually constructed, extensively altered or poorly maintained properties, a more detailed RICS Level 3 Home Survey may be more appropriate.

Choose a Level 2 Survey with or without a valuation

You can choose a Level 2 Home Survey on its own, or add a market valuation if you would also like an independent opinion of the property’s current market value.

The survey and valuation option includes the same Level 2 property inspection and report, together with a market valuation and reinstatement figure.

Our team can help you decide which option is most suitable for your purchase.

Starting from £400 inc VAT

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Get a RICS Level 2 Survey – Homebuyers Survey Quote

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Level 2 Home Survey (survey and valuation)

Includes everything covered in the RICS Level 2 Home Survey, with the addition of a market valuation and insurance reinstatement figure to help you avoid being under- or over-insured. Choose this option if you want the full benefits of an RICS Level 2 Home Survey, alongside a professional valuation.

What Does a Level 2 Homebuyers Report Look Like?

At Cosey Homes, we compile our reports on a well-built and formatted template which is designed to be industry jargon-free and easy to follow. We use the RICS standard reporting traffic light system, thus enabling clients to easily understand areas of the property that need attention.

LEVEL 1 – Green
No action is required

LEVEL 2 – Amber
Defects requiring attention and repair but not urgently

LEVEL 3 – Red
Serious defects requiring urgent attention and repair

Download Level 2 report example

What’s included in a Home Buyers Report (Level 2):

Visual inspection of the property designed to assess its overall condition and state of repair
Highlighting major faults and defects and their possible implications, along with recommendations for further action
Visual inspection of all building elements inside and out, including walls and ceilings, roof and guttering, windows and doors
Visual appraisal of services including gas/oil heating, electricity, water and drainage, with recommendations for further inspections where necessary
‘Traffic light’ grading system used to indicate the severity of any defects identified
Highlighting any urgent repair issues as well as future maintenance requirements
Where applicable, observations about planning & building control, disputes and other legal matters, for further investigation by the conveyancer

Reviews

What our clients say

      GOOD  
   Based on 236 reviews 
    
 
 
 
   
 
 
       Posted on Google  
    Richard D'Cruze  
 04/11/2026
 
 
 Trustindex verifies that the original source of the review is Google. Very informative and thorough the whole team there are great, absolutely would use again
  
 
      Posted on Google  
    Ricardo Fugas  
 04/11/2026
 
 
 Trustindex verifies that the original source of the review is Google. We recently used Cosey Homes for a property survey and were very impressed with the service provided. The survey was arranged quickly, communication was clear throughout.

The survey itself was thorough, detailed, and easy to understand, highlighting both major issues and areas that may require attention in the future. The findings gave us a much clearer understanding of the property's condition and helped us make informed decisions during the purchase process.

Overall, a reliable and professional service that provided excellent value for money. I would happily recommend Cosey Homes to anyone purchasing a property.
  
 
      Posted on Google  
    Marta Blizniuk  
 02/11/2026
 
 
 Trustindex verifies that the original source of the review is Google. I'm very happy with the service I received from Ian for my Level 3 Survey. His report was thorough, detailed and highlighted important issues that I wouldn't have been aware of otherwise. He also took the time to answer my follow-up questions in detail after the survey, providing clear explanations and helping me better understand his findings. This gave me a much clearer picture of the property's condition and what needed further investigation before proceeding with the purchase. I really appreciate his professionalism, attention to detail and willingness to help. I would happily recommend his services!
  
 
      Posted on Google  
    Julie Eliza  
 29/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. We recently had a Level 3 Building Survey carried out and couldn’t be happier with the service we received!

We dealt with Sadie over the phone, who was always so polite, friendly and helpful.

Philip carried out our survey and was incredibly thorough and detailed. He provided so much useful information and really took the time to cover everything, which gave us great peace of mind.

Our survey was carried out on the Wednesday and we received the full report by Monday, which was an amazing turnaround compared to other companies we had looked into!

Fantastic service from start to finish. Would definitely recommend! 😊
  
 
      Posted on Google  
    David Pickles  
 21/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Very good communications with the office, the surveyor turn up as arranged and produced a very good survey on time.
  
 
      Posted on Google  
    Jakki van Neuren  
 21/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Easy to book ...good clear communication and advice, and the survey was completed quickly and efficiently. The written report was detailed and helpful and was sent through very swiftly after the survey was completed.
  
 
      Posted on Google  
    Muhammad Khan  
 21/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Excellent service on a tight deadline

We needed a retrospective RICS Red Book valuation of our London flat for a Right to Buy District Valuer case, with barely two weeks to the submission deadline. Cosey Homes delivered from start to finish.

Kit Lam responded to our enquiry the same day, asked the right questions about the brief and kept us updated throughout. Hugh Barber inspected the property within days and produced a thorough, well-reasoned report four days ahead of the promised date. The report covered everything in our instruction: the retrospective valuation date, the statutory basis, comparable evidence including a same-block sale, and clear reasoning behind the figure. The quality control from the wider team, including Anthony who followed up afterwards, was a nice touch.

A professional firm doing exactly what they promise, when they promise it, at a fair price. We would use Cosey Homes again without hesitation and recommend them to anyone needing a specialist valuation under time pressure.

Muhammad & Sania, London E16
  
 
      Posted on Google  
    Jonathan Burke  
 20/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Great service from the start of booking right through to the completed survey report.

Frequently Asked Questions

Is Level 2 Survey Right for You?

Explore common questions to help you make an informed decision.

: An RICS HomeBuyer Report (Level 2) is designed for modern residential properties built in the last 70-80 years (post-war). These include houses, bungalows and flats that are conventional in type and are apparently in reasonable condition.
: An RICS HomeBuyer Report (Level 2) is a mid-range survey while an RICS Building Survey (Level 3), formerly known as a full structural survey, is an in-depth investigation. If you require a highly detailed assessment of the condition of the property, perhaps because the building is very old, very large or requires substantial renovation work, a Building Survey (Level 3) will be the better choice of the survey.
: The surveyor will not test any services or installations, nor be able to comment on elements that are not visible. The HomeBuyer Survey (Level 2) will include a brief appraisal of the roof, heating system and any damp issues present, based on a non-invasive, visual inspection of accessible areas only.
: If the survey detects serious defects with the property, this will be highlighted in amber or red. We usually advise that the matter be investigated further by way of a specific defects survey, and you may be able to use the information to try to renegotiate the purchase price. Or you may decide to withdraw from the purchase altogether.
: If you’ve had an unexpectedly ‘bad’ survey, you are well within your rights to reduce your offer to cover the cost of fixing the problem. Get quotes from independent contractors who can provide cost estimates, and use the information to go back to the seller along with an offer that you believe is more appropriate.
: 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.
: 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.