What’s Included in a RICS Home Survey Level 2?

If you’re buying a home — especially an older or more unique property — you’ve likely been advised to get a Level 2 survey (also known as a HomeBuyer Report). But what exactly does it cover? And how is it different from a mortgage valuation?

Here’s everything you need to know.

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What is a Level 2 Survey?

A Level 2 survey is a mid-tier inspection from an RICS-accredited surveyor. It’s designed for conventional homes in reasonable condition — typically flats or houses built after 1900 that haven’t been heavily altered.

Unlike a mortgage valuation (which only protects the lender), a Level 2 survey protects you — highlighting potential issues before you commit to the purchase.

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What’s included?

Your RICS surveyor will inspect all visible and accessible parts of the property, including:

• Roofing (inside & out) – tiles, flashings, guttering, roof structure
• Walls & ceilings – signs of cracking, damp, movement or subsidence
• Floors – condition of timber or solid floors, any obvious deflection
• Windows & doors – condition, glazing type, signs of rot or sticking
• Insulation & ventilation – especially in lofts, roof spaces and under floors
• Damp & timber defects – moisture checks throughout, including high-risk areas
• Services overview – comments on electrics, gas, heating & plumbing (but not tested)
• External areas – chimneys, boundary walls, paving, garages, etc.
• Legal issues – visible rights of way, shared access, or potential planning concerns
• Hazards – asbestos, possible Japanese knotweed, safety issues
• Energy efficiency summary – based on visible features and construction

You’ll receive a written report with colour-coded condition ratings for each element (green = no issue, amber = needs attention, red = serious defect).

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What’s not included?

• Testing of electrics, plumbing or heating systems
• Full roof dismantling or opening up of concealed areas
• Detailed cost estimates (though it may flag where further quotes are advised)
• Valuation (unless specifically requested as part of the report)

If the property is very old, significantly altered, or listed, your surveyor may recommend a Level 3 Building Survey instead.

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Why get a Level 2 Survey?

• Spot hidden problems early – before exchange of contracts
• Negotiate repairs or price – based on the report’s findings
• Peace of mind – knowing you’ve done proper due diligence
• Mortgage lenders like it – adds credibility to your purchase plan

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Local insight matters

At Fisher Wrathall Surveyors, we’ve carried out hundreds of Level 2 surveys across Lancaster, Morecambe, the Lune Valley and South Lakes.

We know how to spot:

• Common issues in Victorian terraces in Fairfield & Bowerham
• Roof movement and damp risks in rural cottages around Galgate
• Modern build quality flags in new developments across LA1–LA5

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Book a Survey with Confidence

Whether you're a first-time buyer or seasoned mover, we’ll guide you through the process — and make sure your next home doesn’t come with surprises.

Request a Quote Here

📞 Call: 01524 900955
✉️ Email: info@fwsurveyors.co.uk
📍 Based in Lancaster (Find us on Penny Street)

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People also ask:

Is a Level 2 Survey worth it?
Yes — especially for standard properties under 100 years old. It can reveal major issues you wouldn’t spot during a viewing.

How long does a Level 2 Survey take?
The inspection usually takes 1–2 hours, and the full report is typically delivered within 3–5 working days.

Is a Level 2 better than a mortgage valuation?
Definitely — a valuation checks value only. A Level 2 survey checks condition, safety, and risks that could cost you thousands later.

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