The RICS Level 2 Home Survey is a mid-level property inspection that reports on the condition of a home using a clear traffic-light rating system. It is designed for conventional, reasonably modern houses and flats in sensible condition, and it tells a buyer about defects, risks and matters that may need attention — without the in-depth analysis of a full structural survey. RICS stands for the Royal Institution of Chartered Surveyors, the professional body that sets the standard for this type of report.
What a Level 2 Home Survey covers
A Level 2 survey is a visual inspection of the parts of a property that are readily accessible. A surveyor examines the inside and outside of the building, the roof space where it can be reached, and the permanent outbuildings and boundaries. The aim is to identify problems that an ordinary buyer would not spot, and to flag issues that could affect the value or your decision to proceed.
It does not involve lifting floorboards, moving heavy furniture or carrying out tests on services such as drains, gas or electrics. The surveyor records what is visible on the day and notes where further investigation may be needed. The result sits between a basic Level 1 condition report and a detailed Level 3 building survey.
The traffic-light condition ratings
The RICS Level 2 Home Survey is a mid-level property inspection that reports on the condition of a home using a clear traffic-light rating system.
The most recognisable feature of the report is the condition rating applied to each element of the property. The ratings work like a set of traffic lights, giving a quick sense of where the concerns lie.
- Condition Rating 1 (green) — no repair is currently needed, and normal maintenance should keep the element in order.
- Condition Rating 2 (amber) — defects that need repairing or replacing, but which are not serious or urgent.
- Condition Rating 3 (red) — defects that are serious, urgent, or where the surveyor cannot reach a clear view without further investigation.
Elements such as the roof, walls, windows, ceilings and services each receive a rating. This lets a reader scan the report and see at a glance which parts of the home are sound and which warrant closer attention. A red rating does not necessarily mean a problem is expensive to fix; it signals that you should act or look further before committing.
When a Level 2 is the right choice
This level suits conventional modern homes that appear to be in a satisfactory state. That generally means properties built using standard construction methods, of roughly the last hundred years or so, that have not been heavily altered and show no obvious signs of major trouble.
It is less suitable for older, unusual or run-down buildings. Thatched cottages, timber-framed houses, properties with previous structural movement, or homes you intend to extensively renovate are usually better served by a Level 3 survey, which examines construction and defects in greater depth. If a property is very simple and you mainly want a snapshot of its condition, a Level 1 report may be enough.
In practice, the choice depends on the age, type and condition of the building, and on how much detail you want before you buy. A surveyor can advise on which level fits a particular property if you are unsure, and most firms will discuss this before booking.
Survey-only versus survey-and-valuation
A Level 2 survey is available in two forms: with a market valuation, or without one. The choice affects both the content of the report and the fee.
The survey-only version focuses purely on condition. The survey-and-valuation version adds the surveyor's professional opinion of the property's market value and, usually, an insurance reinstatement figure — the cost of rebuilding the property, which differs from its market price. The valuation is the surveyor's independent view; it is separate from any valuation a mortgage lender carries out for its own purposes.
A lender's valuation is a brief check to confirm the property is adequate security for a loan, and it is not a survey of condition. Some buyers find the added market valuation useful when negotiating a price, particularly if the report flags defects that could affect what the property is worth. Others prefer the survey-only option to keep the cost down, especially when they are confident about the asking price. It is worth asking what each version includes before deciding.
What you pay for and why
The fee for a Level 2 survey reflects the surveyor's time, expertise and professional responsibility. Costs vary with the size, value and location of the property, and with whether a valuation is included. There is no fixed national price, so it is sensible to compare quotes and to confirm exactly what is and is not covered.
What you are buying is an independent, qualified assessment from someone who carries professional indemnity insurance and works to the RICS standard. The report is written to a consistent format, which makes it easier to read and to compare against other properties. It also gives a documented record of the property's condition at the point of purchase.
When weighing the cost, it helps to consider the alternatives. A cheaper Level 1 report offers less detail, while a Level 3 survey costs more but goes deeper. The right balance depends on the property and on how much reassurance you want. Reading the surveyor's terms of engagement — the document setting out the scope and limits of the inspection — before instructing them will clarify what the fee buys and where the report's boundaries lie.
Last reviewed: June 2026