Level 2 home surveys
Your new home, answered.
The standard check for conventional homes in reasonable condition. Compare like-for-like quotes from RICS-checked surveyors covering your postcode - free, no obligation.
Free for homeowners · No obligation · RICS-checked surveyors only
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What is a Level 2 Home Survey?
A Level 2 Home Survey (the survey formerly called a HomeBuyer Report) is the standard pre-purchase check for conventional homes in reasonable condition. Carried out under the RICS Home Survey Standard, it inspects everything visible and accessible - roof, walls, floors, windows, services - and rates each element with a simple traffic-light condition rating, so you can see at a glance what's fine, what needs attention and what's urgent.
It's a visual, non-intrusive inspection: the surveyor won't lift floorboards or drill walls, but they will flag damp readings, movement, roof and timber issues, and anything that should be investigated further before you commit. Some surveyors offer a market valuation and rebuild cost as an optional extra.
When is Level 2 the right choice?
A Level 2 survey suits most buyers, most of the time:
- Conventional construction - brick, block or stone under a pitched roof
- The property looks in reasonable condition for its age
- Flats, terraces, semis and detached homes built in the last 100 or so years
- You want defects flagged before exchange, with clear next steps
- If the home is older, extended, unusual or visibly tired, step up to a Level 3 Building Survey instead
What does it cost?
On a typical three-bed home, a Level 2 survey usually runs from about £400 to £600. The property's price band and size move the fee: larger and higher-value homes take longer to inspect and report on, and adding a valuation costs a little more.
Quotes for the same property genuinely vary between firms, so like-for-like comparison matters more than any average.
Run your own numbers in our survey cost calculator, then compare real quotes against it.
How it works
A simpler way to find the right help.
1Tell us what you need
Answer a few quick questions about the service, property and postcode. It takes about 60 seconds.
2Get matched
We match you with Homeply Verified RICS surveyors who cover your area and are taking on work. You choose how many get in touch.
3Compare and choose
Your matches contact you directly with quotes. Compare price, what's included and credentials, then choose who feels right.
Your matched surveyors get in touch directly with quotes. There's no obligation to book any of them.
What Homeply Verified means for Level 2 surveys
We confirm each surveyor's RICS standing, as a firm or individual member, against the RICS register before any enquiry is delivered. Status is re-checked annually, and immediately if a complaint gives us reason to. RICS members carry professional indemnity insurance under RICS rules.
The survey and the report come from the firm you instruct, not from Homeply, and your contract is with them. We do the checking; they do the surveying.
See the full standardKnow before you book
Plain-English guides and a cost calculator, so you can choose with confidence.
Frequently asked questions
Do I need a survey if my lender is doing a valuation?
Yes - they do different jobs. The mortgage valuation protects the lender and can be brief or even desktop-only. A Level 2 survey inspects the property for you: its condition, its defects and what needs attention. When it uncovers problems, it's also your strongest evidence for renegotiating the price.
Should I choose Level 2 or Level 3?
Level 2 suits conventional homes in reasonable condition. Choose a Level 3 Building Survey for older, extended, unusual or visibly tired properties, because it examines the structure in far more detail. If you're unsure, describe the property when you enquire and ask the surveyors quoting.
Does a Level 2 survey include a valuation?
Not by default. Many surveyors offer a market valuation and reinstatement (rebuild) cost as an optional add-on - ask for it in your enquiry if you want one, and check each quote states whether it's included.
How long does it take?
The inspection itself typically takes two to four hours depending on the property, and most reports arrive within about a week. Ask each surveyor for their current turnaround when you compare quotes.
What happens if the survey finds problems?
Most surveys find something - that's the point. Condition ratings tell you what's routine maintenance and what's serious. For significant issues you can renegotiate the price, ask the seller to fix them, or commission a specialist investigation (damp, structural, asbestos) before exchange.
Ready to know what you're buying?
Compare survey quotesFree for homeowners · No obligation · You choose how many professionals contact you