RICS Home Survey Level 2
You want to know what you’re buying without drowning in technical detail. A RICS Home Survey Level 2 gives you a clear, structured picture of a property’s condition so you can move forward with confidence and without surprises.
What is a RICS Home Survey Level 2?
A RICS Home Survey Level 2 is a professional property inspection carried out by a RICS Qualified Surveyor regulated by the Royal Institution of Chartered Surveyors (RICS). It covers the main elements of a conventional property: the structure, roof, walls, floors, windows, and services, along with any accessible areas such as loft spaces and cellars.
After the inspection, you receive a clear, easy-to-read report using a traffic-light rating system. Each element of the property is graded so you can instantly see what needs attention, what to monitor, and what is in good condition. You will also receive practical advice on any issues found and what they could mean for your purchase.
It is not the most basic survey available, and it is not the most detailed. For most buyers purchasing a conventional property in reasonable condition, it is the right level of inspection.
When Should You Get a RICS Home Survey Level 2?
A Level 2 survey is the most popular choice for buyers of standard residential properties, and it is designed for those who want a balanced, thorough overview without unnecessary complexity.
It is the right choice if:
- You are buying a conventional house, flat, or bungalow built from standard materials
- The property appears to be in reasonable condition with no obvious major defects
- The home was built after 1900 and has not been significantly altered or extended
- You are a first-time buyer who wants a clear, plain-English report you can act on
- You want to identify any issues before committing to a purchase, without commissioning a full structural investigation
- You need something more thorough than a basic visual check, but your property does not require the depth of a Level 3 survey
If the property is older, larger, substantially altered, or showing visible signs of structural concern such as cracking or damp, a RICS Home Survey Level 3 may be a better fit. If you are unsure which level is right for your property, our team can help you decide before you book.
RICS Home Survey Level 2 with Valuation
A Level 2 with Valuation combines everything included in the standard Level 2 survey with a professional opinion on the market value of the property, all carried out in a single visit by the same RICS-chartered surveyor.
In addition to the full condition report and traffic-light ratings, you receive the surveyor’s assessment of the property’s market value and an insurance reinstatement figure. The reinstatement figure is the estimated cost of rebuilding the property from scratch, which is separate from its market value and useful when arranging buildings insurance.
The surveyor will also note any defects or issues they consider likely to affect the property’s value, giving you a clearer picture of how the condition of the home relates to what you are being asked to pay for it.
This is the right choice if:
- You want a condition report and a market valuation from a single inspection
- You are buying without a mortgage, and no lender valuation is being carried out
- You want an independent view on whether the asking price reflects the property’s condition
- You need a reinstatement figure for buildings insurance purposes
It is worth noting that a Level 2 with Valuation is not a mortgage valuation and is not carried out on behalf of a lender. Like the standard Level 2, it is an independent assessment carried out entirely in your interests.
What’s Included in a RICS Home Survey Level 2?
Your Level 2 report covers all the main elements of the property inspected on the day, giving you a clear picture of its condition. The report includes:
- A visual inspection of the property’s structure, including walls, roof, floors, and windows
- An assessment of accessible areas such as loft spaces, basements, and cellars where it is safe to do so
- A review of permanent services including heating, drainage, and electrics (visual only, without tests)
- Traffic-light condition ratings for each element so you can see at a glance what needs attention
- Identification of any defects that require urgent action or could become serious if left unaddressed
- Advice on any areas that need further investigation before you proceed
- A summary to help you decide whether you need specialist advice before exchanging contracts
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How It Works
- Get a quote. Use our online calculator to get a free, instant quote based on your property type and location. There is no obligation.
- Our team book the appointment with the access key holder and lets you know the date
- Your surveyor carries out the inspection. One of our RICS Qualified Surveyors visits the property and carries out a thorough visual inspection, typically taking two to four hours.
- Receive your report. Your clear, easy-to-read report is delivered promptly after the inspection, with traffic-light ratings and plain-English explanations throughout.
- Talk it through. You can speak directly to your surveyor before and after your inspection to discuss any findings or concerns.
How Does a RICS Home Survey Level 2 Compare?
The Level 2 sits between the most basic inspection and the most detailed survey in the Countrywide range. If you want a straightforward check for a standard property in good condition, it gives you the right level of detail without overcomplicating things.
If the property is older, non-standard in construction, showing visible issues, or if you simply want the most comprehensive assessment available, a RICS Home Survey Level 3 would give you greater depth and more detailed analysis of the structure and any defects. If you need to know the market value of the property as well as its condition, a Level 2 with Valuation combines the same inspection with a professional valuation in one visit.
For most buyers purchasing a conventional home, the Level 2 is the right starting point.
Why Choose Countrywide Home Surveys?
Countrywide Home Surveys is one of the UK’s largest surveying firms, with a nationwide network of RICS Qualified Surveyors who combine local property knowledge with the resources of a national organisation. Your surveyor knows the area, the property types, and the issues that matter in your local market.
We are completely independent from mortgage lenders and estate agents. That independence matters. Nobody involved in the sale benefits from the outcome of your survey. The report you receive reflects only what your surveyor finds. For a first-time buyer especially, that objectivity is important: you get an honest assessment with no commercial pressure attached.
You can speak directly to your surveyor before and after the inspection. We are here to help you make a well-informed decision, not just to hand over a document.
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Frequently Asked Questions
A Level 2 survey covers the main elements of a conventional property and is designed for homes in reasonable condition. A Level 3 survey is more detailed and is intended for older, larger, altered, or structurally complex properties. The Level 3 includes a more thorough investigation of defects, their causes, and the likely cost and scope of any repairs. If your property is post-1900, in reasonable condition, and built from standard materials, a Level 2 is typically sufficient. If there are visible concerns, the property is older or unusual, or you want the most comprehensive protection available, a Level 3 is worth considering.
Yes. A lender's valuation is carried out for the lender's benefit, not yours. It confirms the property is adequate security for the loan; it does not assess the condition of the building or identify defects. A RICS Home Survey Level 2 is a separate inspection carried out on your behalf, giving you an independent picture of the of the property's state and condition before you commit to the purchase before you commit to the purchase.
A Level 2 survey will give you the information you need to make that decision yourself. Your surveyor will identify any urgent issues, flag anything that needs further investigation, and give you a clear view of the property's condition. What you do with that information is your choice. If you want to discuss the findings and what they mean for your purchase, you can speak directly to your surveyor after the report is delivered.
A Level 2 survey is the most common choice for first-time buyers purchasing a conventional property. The report is written in plain English with traffic-light ratings that make the findings easy to understand, even if you have no previous experience with surveys or property condition. Buying for the first time means you are making a significant financial commitment with limited prior knowledge; a Level 2 survey gives you an independent, professional view of exactly what you are purchasing.
RICS stands for the Royal Institution of RICS Qualified Surveyors, the professional body that sets standards for the surveying industry in the UK. A RICS-regulated survey means the inspection and report follow established industry standards, and your surveyor is a qualified professional bound by those standards. It gives you confidence that the survey is thorough, the findings are objective, and the report meets a recognised professional benchmark.
If the survey identifies a defect that needs urgent attention or further investigation, your surveyor will explain what it is and what steps you should consider next. In some cases that might mean commissioning a specialist report. In others it might inform a renegotiation of the purchase price. The report is designed to give you clear options, not just a list of problems.
You should book your survey after your offer has been accepted, but before you exchange contracts. Exchanging contracts is legally binding, so it is important to have a clear view of the property's condition before that point. Booking early also means there is time to act on any findings, seek further advice if needed, or renegotiate if the survey identifies something significant.