RPSA Level 2 Homebuyer Survey (Home Survey)

A Level 2 Building Survey provides a detailed inspection of a property's condition. It is the middle-tier survey, more comprehensive than a Level 1 Condition Report but less exhaustive than a Level 3 Building Survey. The survey identifies defects, explains their significance in plain English, and highlights issues that could affect your decision to proceed with the purchase. It uses condition ratings to rank the severity of each finding, covers both the interior and exterior of the property including accessible roof spaces, and provides practical advice on maintenance and repairs. For most conventional homes built since the 1930s that are in reasonable condition, a Level 2 survey offers the right balance of depth and cost.

A Level 2 survey is recommended for most conventional properties that are in reasonable condition, including homes built within the last 100 years that have not undergone major alterations. It is particularly well-suited to standard construction types — cavity brickwork or rendered walls with tiled or slated pitched roofs — and to properties where the visible condition does not raise immediate concerns. If you are buying a typical semi-detached, terraced, or detached house, a bungalow, or a purpose-built flat, and the property appears to have been reasonably well maintained, a Level 2 survey is likely to be the appropriate choice. If the property is older, altered, or shows signs of distress, we may recommend upgrading to a Level 3 Building Survey for the additional depth of investigation.

The survey covers all accessible parts of the property, including external walls, roof coverings (inspected from ground level or within the roof space where accessible), chimneys, gutters and downpipes, windows and external doors, internal walls, floors, and ceilings, visible dampness and timber defects, the roof structure (viewed from the loft hatch where safe and accessible), visible parts of services such as plumbing, heating, and electrical installations, and the site boundaries, outbuildings and permanent structures within the curtilage. It does not involve lifting fixed floor coverings, moving heavy furniture, or inspecting concealed or inaccessible areas. The report is typically 20-40 pages with photographs, condition ratings, and plain-English explanations of each finding.

Yes — a Level 2 survey includes clear explanations of issues found and practical advice on the type of repairs or further investigations that may be required. While it does not provide detailed cost estimates or specifications for remedial work (those fall within the scope of a Level 3 survey or a separate schedule of works), it will give you enough information to understand what needs to be done, how urgent it is, and what kind of tradesperson or specialist you might need to involve. This helps you have informed conversations with builders or damp-proofing contractors, and gives you a solid basis for negotiating on price with the seller if significant defects are identified.

Yes. The survey looks for visible signs of damp, condensation, and water penetration, checking walls, ceilings, and floors for staining, mould growth, and high moisture readings where accessible. It also assesses for visible evidence of structural movement, including cracking patterns, out-of-plumb walls, uneven floors, and sticking doors or windows that might indicate movement. Timber defects such as woodworm or rot are also noted. Where these issues are identified, the report explains their likely implications, rates their severity, and advises whether further specialist investigation is recommended — for example, a damp and timber survey, a structural engineer's assessment, or a drainage inspection.

Yes. "Level 2 survey", "Level 2 home survey", "Level 2 house survey" and "Level 2 Homebuyer Survey" all refer to the same standard mid-level inspection. The numbered Level system was introduced in 2021 to replace the older RICS HomeBuyer Report terminology, and both RPSA and RICS now use the Level 1 / 2 / 3 framework. The naming varies between practices and search habits, but the underlying inspection scope is the same — a detailed visual assessment of accessible elements with condition ratings, defect identification, and plain-English advice on repairs.