Not every house needs the most thorough of the three RICS levels. A solidly-built inter-war or early twentieth-century home in sound condition, which you are buying to live in rather than to remodel, is usually well served by a RICS Level 2 survey: a clear, structured account of the property's condition, the defects that matter and the things to keep an eye on, without the depth (or the cost) of a full building survey.
A Homebuyer Survey, an RICS Level 2 Home Survey and the old HomeBuyer Report are three names for the same thing: the middle of the three RICS survey levels.
I survey a great deal of this stock. Norfolk's market towns and villages are full of it: the pantiled terraces, flint cottages and Victorian villas that make up so much of the county's older housing.
When a Level 2 survey is the right choice
An RICS Level 2 survey tends to be a sensible option when several of these are true:
- The property is roughly 1880–1939 or later, and conventionally built.
- It appears to be in reasonable, sound condition.
- You are not planning major alterations, extension or structural work.
- The building is not listed, and is not of unusual construction.
A Level 2 is commonly offered for later houses too, though my own Level 2 work is limited to Norfolk's 1880 to 1939 stock in sound condition. For a post-war property a local residential surveyor will be able to help you.
What the survey covers
I carry out a visual, non-invasive inspection of the building, its services and the site. I set out my findings in a structured report that flags the condition of each main element, identifies the defects that matter and explains what they mean for you as a buyer. I write my reports in plain English, and address them to the building at hand.
Recent work
Fees
Most of my Level 2 surveys fall between £600 and £900. I quote each one individually and I'll give you a fixed fee before you commit. Size, age, condition and distance from North Norfolk set the figure, and the quote will say plainly what it covers. If the building turns out to need more than a Level 2 survey, I'll say so before you spend anything.
Common questions
What does a Homebuyer Survey cost?
Most of my Level 2 surveys fall between £600 and £900. I quote each one individually and I'll give you a fixed fee before you commit. If the building turns out to need more than a Level 2 survey, I'll say so before you spend anything.
Is a Homebuyer Survey the same as a RICS Level 2?
Yes. Homebuyer Survey, RICS Level 2 Home Survey and the old HomeBuyer Report are the same thing under different names, which is a fair source of confusion. It suits a conventional house in reasonable condition. An older, traditionally built or much-altered building usually wants a Level 3.
Try the Which Survey? guide →Will it tell me what the house is worth?
No. I am not registered under the RICS Valuer Registration Scheme and I do not hold the insurance that valuation work requires, so it is not something I take on. The report tells you the condition of the house. For a valuation you'll need a RICS Registered Valuer.
How long does it take, and when do I get the report?
The inspection takes between half a day and a full day, depending on the size and complexity of the building. I write the report myself and send it as a PDF, normally within five working days of the inspection. If I find something on site that materially affects the decisions you're facing, I'll telephone you straight away.