Homebuyer survey
A homebuyer survey (RICS Level 2) is the standard survey for a conventional home in reasonable condition. It goes well beyond the mortgage valuation, checking for problems that could affect the property’s value and flagging anything needing further investigation.
This guide covers the rules in England. See Wales, Scotland and Northern Ireland.
0 chartered surveyors listed across the UK
Featured (paid) listings first, then A–Z · How we check listings
What it includes
- A visual inspection of the main structure, roof, walls, floors and services where safely accessible
- A traffic-light condition rating (1, 2 or 3) for each element, so you can see at a glance what needs attention
- A market valuation and a rebuild cost for insurance purposes
- Advice on any further specialist investigation needed, such as damp, structural or asbestos surveys
Is it enough, or do you need more?
A homebuyer survey suits a conventional property in reasonable condition. If the home is older, unusually built, listed, or you’re planning major works, a full building survey (RICS Level 3) gives much more detail and is usually the better choice.
In Wales, Scotland and Northern Ireland
This guide describes the rules in England. Building regulations are devolved, so here is how homebuyer survey works in the rest of the UK.
RICS Level 2 and 3 surveys work the same way across Wales.
In Scotland, a Home Report (including a single survey) is usually produced by the seller before marketing, so buyers often commission their own independent survey alongside it for extra reassurance, especially on older or unusual properties.
RICS Level 2 and 3 surveys work the same way in Northern Ireland; there is no equivalent of Scotland’s seller-provided Home Report.
Common questions
Is this the same as a mortgage valuation?
No. A mortgage valuation is a brief check for the lender that the property is worth the loan; a homebuyer survey is a much more thorough, independent report for you, the buyer.
How much does it cost?
It varies with the property’s size, value and location. Surveyors set their own prices, so compare quotes alongside what each one actually covers.
What if the survey finds a problem?
You can use it to renegotiate the price, ask the seller to fix the issue, or in some cases walk away, and it will usually recommend any specialist follow-up survey needed.
How long does it take?
The inspection itself typically takes a few hours, with the written report following within a few days.
New to the jargon? See our glossary of terms, from air permeability to TrustMark.