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What Is a Homebuyer Survey?
RICS Level 2 Survey Explained
If you’re buying a house, you’ve probably come across the term Homebuyer Survey. But what actually is one, what does a Homebuyer Survey check and is it the same thing as an RICS Level 2 survey?
In short, a Homebuyer Survey is a visual inspection of a property carried out by a qualified surveyor. It looks at the condition of the main parts of the building and highlights defects, risks and areas that may need attention.
The term Homebuyer Survey is still widely used, although the RICS service is now generally referred to as a RICS Home Survey Level Two.
For buyers purchasing a conventional property that appears to be in reasonable condition, a Level 2 survey can provide useful information about the condition of the property before you commit to the purchase.
What is a Homebuyer Survey?
A Homebuyer Survey is a property survey designed to give a buyer an overview of the condition of a home.
It is carried out by a qualified surveyor who visually inspects accessible parts of the property, both inside and outside.
The survey can identify things such as:
Damp and moisture-related problems
Roof defects
Problems with external walls
Cracked or defective render
Defective pointing
Signs of structural movement
Defective windows and doors
Problems with chimneys
Issues with floors and ceilings
Defects to accessible external areas
Certain drainage issues
Visible concerns with services and installations
The report then sets out the surveyor's findings, including areas where further investigation or repairs may be appropriate.
It is worth remembering that a Level 2 survey is visual rather than invasive. A surveyor isn't normally going to start lifting floorboards, removing plaster or opening up walls to investigate what is behind them.
That distinction matters when deciding whether a Level 2 survey is suitable for the property you're buying.
Is a Homebuyer Survey the same as a Level 2 survey?
Generally, yes.
Homebuyer Survey, HomeBuyer's Report and HomeBuyer's Survey are terms that have historically been used to describe this type of inspection.
RICS now uses the Home Survey Level Two terminology.
RICS describes Level 2 as a more extensive visual inspection than a Level 1 survey, intended for conventional properties in reasonable condition and with a relatively simple form and layout.
So if you're searching for:
Homebuyer Survey
HomeBuyer's Report
RICS Level 2
Level 2 Home Survey
Level 2 property survey
RICS Home Survey
you're generally looking for the same type of RICS survey service.
Who is a Level 2 Home Survey suitable for?
A Level 2 survey is generally intended for conventional properties in reasonable condition.
For example, it may be suitable for a relatively straightforward:
Modern house
20th-century house
Conventional semi-detached property
Conventional detached property
Terraced house
Flat or apartment, depending on the circumstances
The property's age isn't the only factor, though.
Two houses built in the same year could require completely different levels of investigation.
One might have a straightforward layout with no major alterations. Another could have been extended, converted, structurally altered or poorly maintained over the years.
That's why it's worth considering the actual property rather than simply choosing a survey based on its age.
If you're unsure which survey is appropriate, our Home Surveys page explains the differences between the main survey options.
What does a Level 2 survey include?
So, what does a Homebuyer Survey actually check?
A Level 2 survey involves a visual inspection of accessible parts of the property. RICS sets out the scope of the inspection, including the building's main elements, roof, grounds and visible services.
Roofs and roof spaces
The surveyor will look at accessible areas of the roof and roof space where it is safe and reasonable to do so.
This can include looking for visible signs of:
Damaged roof coverings
Defective flashings
Defective or damaged roof timbers
Signs of water penetration
Inadequate ventilation
Visible alterations
Where parts of a roof cannot be safely inspected from ground level or another accessible position, the surveyor will report the limitation.
External walls
The external walls are inspected for visible defects and signs of deterioration.
Depending on the property, this can include looking at:
Brickwork
Stonework
Render
Pointing
Cracking
Movement
Damp-related deterioration
Alterations around windows and doors
The type and age of the building can make a significant difference here.
For example, an older property with traditional construction may behave differently from a modern cavity-wall property.
Chimneys
Chimney stacks, pots and visible flashings are inspected where accessible.
The surveyor may identify issues such as:
Cracked masonry
Deteriorated pointing
Defective flashings
Leaning or unstable-looking stacks
Signs of water penetration
Where a chimney is difficult or unsafe to inspect closely, this will be reflected in the report.
Windows and doors
Windows and external doors are visually inspected.
Where possible and where safe, they may be opened, but a survey isn't an exhaustive test of every window, lock or mechanism.
The surveyor may comment on:
Condition
Visible defects
Signs of deterioration
Glazing
Frames
Visible movement
Evidence of previous alterations
Floors, walls and ceilings
The surveyor will look at accessible internal areas for visible defects.
This can include signs of:
Damp
Cracking
Movement
Defective finishes
Distortion
Timber deterioration
Other visible defects
However, furniture, carpets and floor coverings can restrict what can be seen.
A surveyor cannot report on something that cannot be reasonably inspected.
Damp and moisture
Visible signs of damp and moisture are considered as part of the inspection.
This can include looking for evidence around:
External walls
Windows
Roofs
Bathrooms
Kitchens
Plumbing areas
Ground floors
Other areas where moisture problems may be apparent
A Level 2 survey is not the same as a specialist damp and timber inspection.
If significant damp or timber concerns are identified, further investigation may be recommended.
For properties where damp, timber decay or suspected timber rot is already a concern, a specialist inspection may therefore be more appropriate.
Drainage
Accessible drainage points may be visually inspected where this can be done safely and reasonably.
However, a standard Level 2 survey isn't the same as a CCTV drainage survey.
If there are signs of drainage problems or concerns that cannot be established through a visual inspection, further investigation may be recommended.
Services
Services such as electricity, gas, heating and plumbing may be visually inspected where accessible.
There is an important limitation here.
A Level 2 survey does not involve fully testing service installations or appliances. RICS specifically states that services are visually inspected rather than tested as part of the standard inspection.
If you're particularly concerned about the condition of a boiler, electrical installation or other service, a specialist inspection may be required.
What problems can a Homebuyer Survey find?
One of the main reasons buyers arrange a survey is to find out what condition the property is actually in before they become committed to the purchase.
A survey could identify issues such as:
Roof defects
Missing or damaged roof coverings, defective flashings or visible problems with roof timbers.
Damp
Signs of moisture penetration, condensation or other damp-related concerns.
Structural movement
Cracking or distortion that may warrant further investigation.
Defective pointing
Deteriorated mortar joints that could allow water penetration or contribute to masonry deterioration.
Timber defects
Visible signs of timber deterioration or conditions that may require specialist timber investigation.
Poor alterations
Extensions, loft alterations or other work that may need further investigation.
Defective windows
Problems with frames, glazing or visible deterioration.
Chimney defects
Cracking, defective pointing or deteriorated flashings.
The important point is that the survey isn't simply a list of things that are wrong.
A good report should help you understand what has been identified, how significant it may be and what should happen next.
Does a Level 2 survey find hidden defects?
Not necessarily.
This is one of the biggest misconceptions around Homebuyer Surveys.
A Level 2 survey is primarily a visual inspection. It isn't an invasive investigation.
That means a surveyor isn't normally opening up walls, lifting carpets or floorboards or removing finishes to see what's underneath.
RICS sets out a number of inspection limitations, including restrictions around lifting floor coverings, moving furniture and accessing areas that aren't reasonably accessible or safe.
So a survey can identify signs that suggest there may be a problem without necessarily establishing exactly what is causing it.
For example, a surveyor might see significant cracking and recommend further investigation rather than being able to confirm the precise cause from a visual inspection alone.
That's where specialist investigations can become useful.
Level 2 vs Level 3 survey: what's the difference?
Watch our video explaining in detail about what the differences are between a level 2 homebuyer survey compared to a level 3 building survey.
For more detail, see our Level 2 Surveys and Level 3 Surveys pages.
Level 2 survey
A Level 2 survey is generally aimed at conventional properties in reasonable condition.
It provides a detailed visual assessment of the property but has limitations on access and investigation.
Level 3 survey
A Level 3 survey is a more detailed inspection and is often considered where the property is:
Older
Listed
Extended
Converted
Unusual in construction
Significantly altered
In visibly poor condition
The right option depends on the property and what you need from the survey.
If you're buying an older Victorian or Edwardian property, for example, our guide to buying an older property could also be useful.
Homebuyer Survey vs Mortgage Valuation
Another common misunderstanding is that the mortgage valuation is effectively the same thing as a property survey.
It isn't.
A mortgage valuation is primarily carried out for the lender to assess whether the property provides suitable security for the mortgage.
It isn't a detailed survey of the property's condition.
GOV.UK specifically advises that a mortgage valuation is not a survey and may not involve a physical inspection of the property.
A property can therefore receive a mortgage valuation while still having defects that a buyer should know about.
If you're buying with a mortgage, it's worth treating the valuation and your own survey as two separate things.
Is a Homebuyer Survey worth it?
That depends on the property and your circumstances, but for many buyers the useful part of a survey is the information it gives you before exchange of contracts.
A survey could identify repairs that need budgeting for.
It could highlight defects that require further investigation.
It may also give you information that affects how you approach the purchase.
For example, if a survey identifies significant roof repairs, you may want to obtain a contractor's quotation before deciding what to do next.
In some situations, survey findings may also give a buyer grounds to discuss the price with the seller.
We've covered this in more detail in our GUIDE:
The important thing is not to assume that every defect automatically means the asking price should be reduced.
The severity of the issue, likely repair costs, the property market and the seller's position can all affect what happens next.
What happens after a Homebuyer Survey?
Receiving your report isn't necessarily the end of the process.
If the survey identifies problems, your next step will depend on what has been found.
Minor maintenance issues
Some defects may simply need to be monitored or addressed as part of normal property maintenance.
Repairs
For more significant issues, you may want to obtain quotes from suitable contractors.
Further investigation
If the surveyor recommends further investigation, it's worth understanding why before proceeding.
For example, a report might identify signs of possible structural movement without being able to establish the underlying cause during a visual survey.
Renegotiation
Where significant defects are identified, you may decide to discuss the findings with the seller.
This is one reason understanding the survey report properly matters.
Walking away
In some circumstances, the findings may change your view of the property altogether.
A survey doesn't make the decision for you. It gives you more information to work with before making it.
What doesn't a Level 2 survey include?
Understanding the limitations is just as important as knowing what is included.
A Level 2 survey doesn't normally involve:
Opening up walls or ceilings
Lifting floorboards
Removing floor coverings
Moving heavy furniture
Testing electrical installations
Testing gas installations
Testing appliances
Carrying out a full CCTV drainage survey
Specialist timber investigation
Specialist structural investigation where further investigation is required
The exact scope and limitations should always be checked with the surveyor.
RICS publishes the formal scope of inspection for Home Survey Level Two, including limitations around access, roof spaces, floors, services and drainage.
How do I choose the right property survey?
Start with the property itself.
Don't automatically choose a Level 2 because it's the cheaper option or because the estate agent recommends it.
Think about:
How old is the property?
Older buildings can have different construction methods and materials that need greater consideration.
Has it been altered?
Extensions, loft conversions and structural alterations can change the level of investigation required.
Is it unusual?
Non-standard construction or unusual layouts may warrant a more detailed survey.
Is it listed?
Listed buildings can have additional considerations around their construction and alterations.
Does it already have visible defects?
If you're seeing significant cracking, damp, timber problems or other defects during viewings, it may be worth discussing these with a surveyor before choosing your survey.
You can read more about what to look for during a viewing in our Home Survey Checklist: Questions to Ask Before and After a Survey.
What is the difference between a Homebuyer Survey and a Building Survey?
The terminology can get confusing.
A Homebuyer Survey generally refers to the RICS Level 2 service.
A Building Survey is generally associated with the more detailed Level 3 inspection.
The key difference isn't simply that one is "better" than the other.
They're designed for different circumstances.
If you're buying a relatively conventional property in reasonable condition, Level 2 may be appropriate.
If you're buying an older, altered, extended or unusual property, Level 3 may be worth considering.
Our Level 3 Building Survey page explains what is included in more detail.
Can a Homebuyer Survey help you save money?
It can.
Not because a survey guarantees that every defect will be found, but because it can give you information about the condition of the property before you're committed to buying it.
For example, a survey could identify:
Roof repairs
Damp-related work
Defective windows
Masonry repairs
Structural concerns
Timber defects
Poor alterations
You can then decide whether you need further investigation, repair quotations or a conversation with the seller.
For a property purchase worth hundreds of thousands of pounds, the cost of a survey is relatively small compared with the potential cost of getting major repairs wrong.
Why choose AMS Surveys for your Homebuyer Survey?
At AMS Surveys, our RICS Chartered Building Surveyors & Engineers carry out residential property surveys across Liverpool, Cheshire, Lancashire, Manchester and North Wales.
We provide both RICS Level 2 and Level 3 surveys, so we can help you understand which service is appropriate for the property you're buying.
Our residential surveying services include:
RICS Level 2 Home Surveys
RICS Level 3 Building Surveys
Structural Surveys and Inspections
Damp and Timber Inspections
Drone Roof Surveys
Spray Foam Insulation Surveys
Valuations
Architectural and building consultancy services
If you're unsure which survey you need, speak to us before booking.
Get a quote for your property survey
Or call 0151 314 6650.
Homebuyer Survey FAQs
Is a Homebuyer Survey the same as a Level 2 survey?
Yes. The term Homebuyer Survey is commonly used for what RICS now calls a Home Survey Level Two.
What does a Homebuyer Survey check?
It is a visual inspection covering accessible parts of the property's main structure and elements, including the roof, walls, windows, floors, ceilings, damp indicators, grounds and visible services.
Does a Level 2 survey check for damp?
A Level 2 survey can identify visible signs or indicators of damp and moisture problems. It is not an invasive damp investigation or specialist damp and timber survey.
Does a Homebuyer Survey check the electrics?
Electrical installations may be visually inspected where accessible, but a standard Level 2 survey does not fully test the electrical installation.
Should I get a Level 2 or Level 3 survey?
It depends on the property. Level 2 is generally aimed at conventional properties in reasonable condition. Level 3 may be more appropriate for older, altered, extended, unusual or visibly defective properties.
Is a mortgage valuation the same as a Homebuyer Survey?
No. A mortgage valuation is primarily for the lender and is not a detailed property condition survey.
Can I negotiate after a Homebuyer Survey?
You can discuss the survey findings with the seller and, where significant defects have been identified, you may decide to negotiate. The outcome depends on the circumstances of the purchase and the seller.
Final thoughts
A Homebuyer Survey gives you a clearer picture of the condition of a property before you commit to buying it.
For a conventional property in reasonable condition, an RICS Level 2 survey can provide a useful visual assessment of the main elements of the building.
If the property is older, altered, extended, unusual or has significant visible defects, it's worth considering whether a Level 3 survey would be more suitable.
If you're not sure which option applies to the property you're buying, talk to a surveyor before booking.
RICS Chartered Building Surveyors & Engineers
0151 314 6650
This article is for general information only and does not constitute professional surveying or legal advice. Property circumstances vary, so always seek appropriate professional advice for your specific situation.
