From Fourth Wall Building Consultancy – Trusted Building Surveyors in Birmingham, Manchester and Berkshire
What Is a RICS Level 2 Survey (HomeBuyer Report)?
A RICS Level 2 Homebuyer Report is a mid-range property survey that assesses the condition of a home, highlighting urgent or visible issues such as damp, structural cracking, or roof damage. It’s perfect for modern or conventional homes in reasonable condition like most properties built after 1945. It’s not as detailed as a Level 3 Building Survey, but it covers all the essential visual checks and includes clear condition ratings to guide your decision-making.
Who Should Get a Level 2 Survey?
This type of home survey is most appropriate if: The property is standard construction. It appears to be in good condition with no major alterations; You’re buying a home built in the 20th century or later; You want a cost-effective way to check for serious issues. If you’re a:
- first-time buyer?✅
- Developer flipping a 1980s house?
- Landlord buying-to-let?
A Level 2 Survey is likely your best option.
GET A QUOTEWhat Does a Level 2 Survey Include?
At Fourth Wall, every RICS Level 2 Survey includes:
- External inspection: roofs, chimneys, gutters, walls, windows, doors, external areas, outbuildings and garages.
- Internal inspection: ceilings, walls, floors, doors, skirtings, fireplaces, bathrooms, kitchens, utility room, signs of damp or structural movement, fire safety.
- Loft and roof space (if accessible)
- Moisture testing to check for damp, timber decay and condensation risks
- Visual review of services: plumbing, heating and electrics, security systems and fire detection.
- Easy-to-follow colour-coded report (Green, Amber, Red)
- Environmental and sustainability considerations
- Site Risks and Asbestos
What Happens After the Survey?
Our job doesn’t stop at delivery. We:
- Help you prioritise red and amber risks
- Offer guidance on whether you should renegotiate your offer
- Put you in touch with trusted contractors for quotes
- Provide a follow-up consultation to talk you through the findings
Many buyers ask us:
“Can I renegotiate if the survey finds damp or roofing issues?”
Absolutely, it’s important you can budget to maintain your property. we’ve helped clients knock £3,000 to £15,000 off their agreed purchase prices based on valid survey evidence.
Cost vs Repair Risk: The Smart Buyer’s View
A RICS Level 2 Survey from Fourth Wall typically costs £450–£700, depending on property size and complexity. Here’s how that stacks up against the cost of not getting one:
| Issue | Avg. Repair Cost | Found in Level 2? |
|---|---|---|
| Roof re-covering | £4,000–£8,000 | ✅ Yes |
| Damp treatment | £2,500–£6,000 | ✅ Yes |
| Window replacements | £3,000+ | ✅ Yes |
| Sub-floor timber decay | £2,000–£5,000 | ✅ Sometimes |
That makes your survey a 5–10x return on investment — or peace of mind if nothing’s wrong.
Do All Homes Qualify for a Level 2 Survey?
Not quite. If the property is:
- Pre-1900
- Made of non-standard materials (pre-concrete, steel frame, timber frame, cob, wattle & daub, etc.)
- Has had major alterations (extensions, loft conversions, etc)
You’ll likely need a Level 3 Building Survey instead. But you may decide to go for homebuyers report depending on your budget and the amount of advice you personally feel you need to make an informed decision.
At Fourth Wall, we’ll help you make the right call.
Calculate your survey costsAdd-Ons and Upgrades: What You Can Customise
Want deeper insight? We offer:
- Drone roof inspections (for inaccessible roofs)
- Thermal imaging (to detect heat loss)
- Arranging CCTV drain inspections
- Follow-up contacts for local contractors
- Condensation Risk Assessments
- Architectural feasibility reviews
- Building Reinstatement Cost Assessments
Ask us about these when booking we can tailor the survey to your risk level or renovation plans.
Calculate your survey costs
Frequently Asked Questions About RICS Level 2 Homebuyer Reports
Is a Level 2 Survey the same as a mortgage valuation?
No a mortgage valuation is for the lender. A Level 2 Survey is for you, to highlight condition issues that could cost you thousands.
How long does a house survey take?
We typically inspect within 5-10 working days, and reports are delivered within 3-5 days.
I’m buying a new build — do I still need a home survey?
Absolutely. We’ve found cracked brickwork, faulty drainage, and poor insulation in new builds across Birmingham, Manchester, Sheffield and the South East. A survey offers critical leverage during your warranty period. You may want to consider a Snagging Survey, depending on what level of detail you need and stage of buying a new build you’re at.
Where can I get more advice on buying a house?
The government website have more advice on buying and selling a house . You can also visit the RICS website to see more about surveys
