What Does a HomeBuyer Survey Include?
Key Summary
A HomeBuyer Survey is a RICS Level 2 survey designed for modern, conventionally built properties in reasonable condition.
It covers the condition of the structure, roof, walls, floors, drainage, and services using a traffic light rating system.
It does not include a full structural investigation or detailed testing of services.
A HomeBuyer Survey can be commissioned with or without a market valuation.
For older or non-standard properties, a Level 3 Building Survey is usually more appropriate.
If you are buying a home, one of the most important decisions you will make before exchanging contracts is whether to commission a survey. A HomeBuyer Survey, also known as a RICS Level 2 survey, is the most commonly chosen option in England and Wales. But what exactly does it cover, and is it the right survey for your purchase?
This guide walks you through everything you need to know about the homebuyer survey, so you can make an informed decision before you commit.
What Is a HomeBuyer Survey?
A HomeBuyer Survey is a standardised property inspection carried out by a qualified RICS surveyor. It assesses the visible and accessible condition of a property and presents the findings using a clear, traffic light rating system.
The three ratings are straightforward:
Condition Rating 1 — no action required
Condition Rating 2 — defects that need attention but are not urgent
Condition Rating 3 — serious defects requiring immediate action or further investigation
This format makes it easy to read and share with solicitors, mortgage lenders, or other parties involved in your purchase. It is worth noting that a HomeBuyer Survey is a visual inspection only. The surveyor will not lift floorboards, open up walls, or test drainage systems in detail.
What Does a HomeBuyer Survey Cover?
A Level 2 HomeBuyer Survey follows a structured format and covers the main elements of a property from the outside in. Here is what you can expect the surveyor to assess:
External condition
The surveyor will inspect the roof covering, chimneys, gutters, downpipes, external walls, windows, and doors. Any signs of cracking, deterioration, or poor maintenance will be noted and rated accordingly.
Internal condition
Inside the property, the surveyor will assess ceilings, walls, floors, and joinery. They will look for signs of damp, condensation, and structural movement. Areas that are obscured by furniture or floor coverings cannot be inspected, and this will be noted in the report.
Roof space
Where access is available, the surveyor will inspect the roof space to check the condition of timbers, any insulation present, and whether there are signs of water ingress or pest activity.
Services
Mains gas, electricity, water, and drainage are noted and commented on, but they are not tested or traced in detail. The surveyor will advise whether specialist reports on services are recommended.
Grounds and outbuildings
The immediate grounds, garages, and any permanent outbuildings will be covered. Boundaries are mentioned in terms of their visible condition but are not formally checked against title plans.
What a HomeBuyer Survey Does Not Include
It is equally important to understand where the Level 2 survey stops. It is not a full structural investigation. The surveyor will not open up the fabric of the building, carry out specialist damp surveys, or provide costings for repairs unless this has been specifically agreed in advance.
If the property shows signs of significant movement, extensive damp, or structural irregularities, the surveyor may recommend further investigation by a specialist. In some cases, they may suggest that a Level 3 Building Survey would have been a more appropriate choice for the property in question.
When Is a HomeBuyer Survey the Right Choice?
A Level 2 HomeBuyer Survey is generally suited to:
Modern properties built from the 1930s onwards
Conventionally constructed homes in reasonable condition
Properties where no significant concerns have been identified at the viewing stage
Buyers who want clear, readable information without the full depth of a structural investigation
It is generally not the most suitable option for Victorian or Edwardian properties, period buildings, properties that have been significantly extended or altered, listed buildings, or any home where you have spotted visible defects and want them properly assessed.
For those properties, a Level 3 Building Survey will give you a far more thorough picture. If you are unsure which survey is right for your purchase, our guide on the differences between a Level 2 and Level 3 survey is a useful starting point.
Can a HomeBuyer Survey Include a Valuation?
Yes. You can commission a Level 2 HomeBuyer Survey with or without a market valuation. If a valuation is included, the surveyor will provide an opinion on the open market value of the property and flag any issues that could affect that value or your ability to re-sell.
It is worth remembering that a mortgage lender’s valuation is not the same thing as a survey. A lender’s valuation is carried out for the lender’s benefit, not yours, and it tells them very little about the actual condition of the property. It is not a substitute for commissioning your own survey.
The RICS Home Surveys Standard sets out the framework for all RICS-regulated home survey products, including the Level 2.
What Happens After the Survey?
Once your surveyor has completed the inspection, you will receive a written report. This will detail all findings, rate each element of the property, and highlight any matters that require further investigation or urgent attention.
If the report raises concerns, you have several options. You can use the findings to negotiate on the purchase price, request that the seller carries out repairs before completion, or seek specialist reports on specific defects before deciding whether to proceed. In some cases, a buyer may choose to withdraw from a purchase altogether if the survey reveals problems that were not anticipated.
If you are uncertain about anything in the report, your surveyor should be available to talk it through with you. At Skylark Surveyors, we believe that being approachable and clear after the inspection is just as important as the survey itself. You can get a quote online or call us to discuss your property before booking.
HomeBuyer Survey Cost
The homebuyer survey cost will depend on several factors, including the size and location of the property and whether a valuation is required. As an independent firm, we price fairly and are happy to discuss your requirements before you commit to anything. The Which? guide to home surveys also provides a useful overview of typical costs and what to expect at each level.
What is clear is that the cost of a homebuyer survey is a small fraction of the cost of discovering significant defects after you have already moved in.
Frequently Asked Questions
What does a HomeBuyer Survey include?
A HomeBuyer Survey covers the visible and accessible condition of a property, including the roof, external walls, internal walls, floors, ceilings, services, and grounds. It uses a traffic light rating system and is designed for modern, conventionally built homes in reasonable condition.
Is a HomeBuyer Survey worth it?
For most buyers purchasing a modern property, yes. A HomeBuyer Survey gives you an independent, professional view of the property’s condition before you commit to the purchase. It can reveal issues you would not spot on a viewing and give you grounds to renegotiate the price if problems are found.
What is the difference between a HomeBuyer Survey and a building survey?
A HomeBuyer Survey is a Level 2 inspection suited to modern, straightforward properties. A building survey is a Level 3 inspection that goes much deeper into the fabric and structure of a property. It is more appropriate for older homes, period properties, or any building with known or suspected issues.
Does a HomeBuyer Survey include a valuation?
A HomeBuyer Survey can be commissioned with or without a market valuation. If you need a valuation alongside your survey, you can request this when booking. A mortgage lender’s valuation is separate and is carried out for the lender’s benefit, not yours.