RICS Homebuyer Report Explained: What It Covers & Whether You Need One

The RICS Homebuyer Report — officially rebranded as the Level 2 Survey — is the most widely used property survey in England and Wales. According to RICS, it accounts for around 70% of all residential surveys carried out. But despite its popularity, a surprising number of buyers commission one without really understanding what it does and doesn't include.

As a senior building surveyor who has produced hundreds of these reports across Twickenham, Hampton and the wider West London area, I want to give you a genuinely useful, honest guide — not just a sales pitch for a service we provide.

What the RICS Homebuyer Report Covers

A Level 2 Homebuyer Report is a visual inspection of all accessible parts of a property. Your surveyor will work systematically through the property — inside and out — assessing the condition of each element and rating it on a scale of 1 to 3:

• Condition 1 (Green) — No repair is currently needed. The property element is performing as expected.
• Condition 2 (Amber) — Defects that need repairing or monitoring. May not be urgent, but will require attention.
• Condition 3 (Red) — Serious defects requiring urgent attention or further specialist investigation.

The survey covers all of the following areas:

• External elements: roof covering and structure, chimneys and flues, rainwater goods, walls and pointing, windows, doors, conservatories and porches
• Internal elements: roof structure (where accessible), ceilings, walls, floors, fireplaces, built-in fittings, bathroom fittings
• Services: electricity, gas/oil, water, heating and drainage (visual observation only — no testing)
• Grounds: garages, boundaries, paths, drives
• Issues for your solicitor: potential legal matters, guarantees, planning and building regulations

The report also includes a section on risks to the building, grounds and people, and an important section on what wasn't inspected — with reasons.

What the Homebuyer Report Does NOT Cover

This is where many buyers get caught out. The Level 2 is a visual survey — your surveyor will not lift floorboards, open up wall cavities, access inaccessible roof spaces, or carry out any destructive investigation. Anything hidden is, by definition, outside the scope of the survey.

It's also worth knowing that services (electrics, plumbing, heating) are visually observed but not tested. If you want a full electrical or gas safety check, you'll need a separate specialist inspection.

The Level 2 Homebuyer Report does not include estimated repair costs (unlike the Level 3 Building Survey). If defects are identified, you'll know they exist and what urgency they are — but you may need to get your own quotes from tradespeople to put a price on the repairs.

Is the Homebuyer Report Right for Your Property?

The Level 2 is the right choice for most standard-construction residential properties built after around 1930, in reasonable condition. Think: post-war semis, 1960s bungalows, modern flats, newer houses.

You should consider upgrading to a Level 3 Building Survey if any of the following apply:

• The property was built before 1900 (Victorian, Edwardian or earlier)
• You can see visible cracks, damp, or other obvious defects
• The property has been significantly extended or altered
• The construction is unusual (timber frame, thatched roof, listed building, etc.)
• The property is in a poor state of repair or has been empty for a long time
• You plan to carry out major renovation works

When I survey properties in the Twickenham and Hampton area, I see a lot of buyers selecting a Level 2 for Victorian terraces because it's cheaper — and that's a false economy. These properties almost always have hidden defects that only a Level 3 survey will uncover. The extra cost is invariably worth it.

A Real Case Study from Hampton

Last year I carried out a Level 2 Homebuyer Report on a 1930s semi-detached in Hampton Hill. The buyers — a young couple buying their second home — had asked for a Level 2 because the house "looked fine" from the viewing.

The report flagged Condition 3 issues with the rear flat roof extension (end of life, needed full replacement — approximately £4,500), Condition 2 issues with penetrating damp around the chimney breast, and an advisory on the single-skin brick garden wall. Total estimated issues: around £6,000.

The buyers used the report to negotiate a £5,500 reduction from the vendor, effectively getting the survey for free — many times over. They told me it was the most useful money they'd ever spent.

How Much Does a Homebuyer Report Cost?

At Hampton Surveyors, a Level 2 RICS Homebuyer Report starts from £395 for a standard property. The price varies based on the property's size, type and location. We always provide a fixed, no-obligation quote upfront — no surprises on the day.

As a rough guide, expect to pay:

• Studio or 1-bedroom flat: from £395
• 2–3 bedroom house: from £445
• 4+ bedroom house: from £545

Given that the average UK property price is now well over £250,000, a survey costing £395–545 represents a tiny fraction of your investment — and one that routinely pays for itself many times over in defects identified and price reductions achieved.

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