RICS Level 2 Home Survey: The Complete Guide for Surrey Buyers

The Level 2 survey is the most popular choice for property buyers across Esher and Surrey. But is it right for your property? Here's everything you need to know — from what it covers to when you should upgrade to a Level 3.

What Is the RICS Level 2 Home Survey?

The RICS Level 2 Home Survey — previously called the HomeBuyer Report — is a standardised survey format produced by the Royal Institution of Chartered Surveyors (RICS). It's a comprehensive visual inspection of a property, covering the condition of all the main elements from roof to foundations.

Each element is given a condition rating of 1, 2 or 3. A rating of 1 means no action is needed. A rating of 2 means there are defects that require attention but are not urgent. A rating of 3 flags urgent issues that need immediate investigation or remedial work. This clear, colour-coded format makes it easy to understand — even if you've never read a survey report before.

I've carried out hundreds of Level 2 surveys across Esher, Surbiton, Claygate and the wider Surrey area. The thing that clients always tell me they appreciate most is the clarity of the report. You don't need to be a surveyor to understand it — and that's exactly the point.

What Does a Level 2 Survey Include?

The Level 2 survey covers all the main elements of a property. Here's a breakdown of what your surveyor will inspect:

• External: Roof coverings, chimneys, gutters, walls, windows, doors, external joinery and drainage
• Internal: Roof structure (from the loft hatch), ceilings, walls, floors, fireplaces, internal joinery and staircases
• Services: A basic assessment of gas, electricity, water and drainage (not a full specialist inspection)
• Grounds: Garage, outbuildings, paths, drives and boundaries
• Legal matters: Any apparent concerns that should be raised with your solicitor
• Environmental matters: Risks such as flooding, ground contamination or subsidence indicators

In addition to the condition ratings, the report includes a market valuation (optional) and an insurance rebuild cost estimate — both useful figures to have when you're making decisions about the purchase.

Our surveyors use specialist moisture meters, binoculars and damp probes during every Level 2 inspection.

When Is a Level 2 Survey the Right Choice?

A Level 2 survey is appropriate when the property is:

• Built after the 1930s and of conventional brick or block construction
• In generally good condition without obvious signs of major defects
• Not significantly extended or altered
• A standard property type — flat, terrace, semi or detached of typical construction

For most properties in Esher's newer residential developments — the 1960s to 1980s estates and modern apartment blocks — a Level 2 is generally the right fit. It gives you a thorough, professional assessment without paying for a level of detail that isn't warranted.

"I always tell first-time buyers: the Level 2 survey isn't a compromise. For the right property, it's exactly what you need. It's only a compromise if you use it on a Victorian terrace that needs a Level 3." — James Whitfield, Director, Esher Surveyors

When Should You Choose a Level 3 Instead?

There are situations where a Level 2 survey simply isn't sufficient — and we always advise clients honestly about this. You should consider a Level 3 Building Survey if:

• The property is pre-1930s (Victorian, Edwardian or earlier)
• It's been significantly extended or converted
• You have specific concerns about the property's structure or condition
• The property is of unusual construction — timber frame, listed building, thatched roof
• The property has a large price tag and you want maximum protection
• The property has obvious signs of defects — cracks, damp, settlement

We recently had a client purchasing a 1920s semi in Surbiton. She initially inquired about a Level 2, but after a few questions we agreed a Level 3 was more appropriate. The survey revealed significant movement in the rear bay caused by clay soil shrinkage and a large tree root system — helping her negotiate a substantial price reduction.

How Much Does a Level 2 Survey Cost in Surrey?

Survey costs vary depending on the property's value, size and location. As a guide for Esher and Surrey properties:

• Properties valued up to £300,000: from £350 + VAT
• Properties valued £300,000–£500,000: from £420 + VAT
• Properties valued £500,000–£750,000: from £520 + VAT
• Properties valued over £750,000: from £650 + VAT

These are indicative figures. Use our instant quote calculator or contact us directly for a precise, fixed-fee quote.

How Long Does a Level 2 Survey Take?

The on-site inspection typically takes two to three hours, depending on property size. You don't need to be present — we coordinate access directly with the estate agent. Reports are delivered within three to five working days of the inspection.

What Happens After You Get Your Survey?

Every Level 2 survey from Esher Surveyors comes with a free follow-up phone call with your surveyor. Reading a survey report is one thing, but having the surveyor talk you through key findings in plain English is quite another. If the report identifies issues, our surveyors are always happy to advise on renegotiation strategy.