A Level 2 survey is a mid-range property inspection carried out by a qualified surveyor regulated by RICS (the Royal Institution of Chartered Surveyors).
It gives you a clear account of a property’s condition, rates each part of the building by repair urgency, and flags defects that could affect the property’s value. It sits between the basic Level 1 report and the in-depth Level 3 building survey.
If you are buying in South London, the Level 2 survey is the one most buyers choose.
This guide explains what it covers, what it deliberately does not cover, and how to tell whether it is the right choice for the property you are buying, because a great deal of South London housing stock sits right at the edge of what a Level 2 is designed for.
Level 2 survey or HomeBuyer Report, what’s the difference?
None. They are the same thing under two names.
In 2021, RICS restructured its home survey range into three numbered levels. What used to be called a HomeBuyer Report, or a HomeBuyers’ Survey, became the RICS Home Survey Level 2. Estate agents, solicitors and older websites still use the previous name, and you will hear both used interchangeably. If someone quotes you for a HomeBuyer Report, they are quoting you for a Level 2.
What does a Level 2 survey include?
RICS publishes a defined scope of inspection for each level, so a Level 2 from any regulated surveyor should meet the same benchmarks.
In practice, that means:
- Roof space. The surveyor enters the loft and visually inspects the roof structure, paying attention to the areas most prone to deterioration and damage, where access is no more than three metres above floor level and it is safe to do so.
- Floors. Exposed floor surfaces are inspected and tested for excessive movement using a heel-drop test. Where there is an unfixed hatch or loose floorboard, the surveyor will carry out a “head and shoulders” inspection of the subfloor void where safe and appropriate.
- Drainage. Accessible inspection chamber covers are lifted and the chambers visually inspected, which is worth having on a Victorian terrace, where drainage runs are often shared between neighbouring properties and have been altered piecemeal over decades.
- Windows. At a Level 2, the surveyor inspects one window on each elevation, plus one of each different type where the property has a mixture.
- Services. All visible parts of the electrical, heating, plumbing, and drainage systems are inspected as part of the normal inspection.
- Grounds. A thorough visual inspection of the grounds within the boundaries, including roofs not visible from a window where they are under three metres above ground level and can be reached safely.
The report then describes the condition of each element, explains the relative significance of anything found, and includes advice on repairs and ongoing maintenance.
If the property is leasehold, as a large share of South London flats are, the report will also give general guidance and set out the questions to put to your solicitor.
Understanding the condition ratings
Every main element of the property is given a rating, which is what makes the report quick to read:
Rating – What it means
1 – No repair is currently needed. Normal maintenance should continue.
2 – Defects that need repairing or replacing, but are not serious or urgent.
3 – Serious and/or urgent defects. Repair, replacement or further investigation is needed.
NI – Not inspected.
Two of these are routinely misread. An NI rating does not mean the element is fine — it means the surveyor could not see it, and if that concerns them, the report will say what further checks are needed.
And a rating of 3 does not always mean something is definitively wrong: sometimes it means the surveyor cannot reach a confident conclusion from a visual inspection and recommends that a specialist take a closer look before you exchange.
What a Level 2 survey does not cover
This is the part worth reading twice, because it is where most disappointment comes from.
A Level 2 is a visual inspection. The surveyor does not open up the fabric of the building. That means no lifting of fitted carpets, floor coverings or floorboards, no moving heavy furniture, no emptying cupboards or removing secured panels.
Services are almost entirely concealed within the structure, so only the visible parts can be assessed, and no specialist tests are carried out on the electrics, gas, heating, plumbing or drainage. The report will not tell you whether the wiring is safe or whether the boiler meets current regulations.
It also stops short of the detailed repair advice you get at Level 3. A Level 2 tells you what is wrong and how urgent it is; a Level 3 goes further into why, and what to do about it.
With or without a valuation?
A standard Level 2 does not automatically include a valuation. There is a second option, Level 2 with valuation, which adds the surveyor’s professional opinion of market value plus an insurance reinstatement figure, so you are not under- or over-insured. It is carried out during the same visit and must be agreed upon before booking.
It is worth being clear that your lender’s mortgage valuation is not a survey. It is a brief check, commissioned by the lender for the lender, to confirm the property is adequate security for the loan. It will not assess the condition or identify defects.
A great many buyers rely on it and only discover the difference after completion.
Is a Level 2 right for a South London property?
A Level 2 suits conventional houses, flats, and bungalows built from common materials, in reasonable condition, and with a straightforward layout, meaning no long history of extensions and alterations.
That last condition rules out more South London properties than buyers expect. A Victorian terrace in Balham or Peckham that has had a side-return infill, a loft conversion and a rebuilt rear elevation is no longer simple in form and layout, however smart it looks.
The same applies to the flat conversions found across Clapham, Streatham and Camberwell, where a single Victorian house has been divided, often decades ago, sometimes without proper sound or fire separation, and frequently with services rerouted through the structure.
Subsidence is the other South London factor. Much of the area sits on London clay, which shrinks and swells with moisture content, and mature street trees are common. Historic movement, past underpinning, and insurance history are all live issues here, and any visible cracking is a strong signal that you want a deeper inspection rather than a mid-tier one.
In short, consider a Level 3 building survey if the property is pre-1900, has been significantly altered or extended, is a converted flat, shows visible cracking or damp, or you are planning to renovate. Consider a Level 2 for the 1930s semis of Bromley, Sutton and Sidcup, later postwar houses, purpose-built flats and unaltered properties in sound condition.
How much does a Level 2 survey cost?
Nationally, Level 2 surveys start from around £400, with the with-valuation option from roughly £500. London prices typically run 10–20% above the national average, so budget higher than the headline figures you will see quoted. Cost is driven mainly by the property’s size, value, age, and complexity, so the only reliable number is a quote for the specific address.
What happens after the survey
You will normally have the report within a few working days of the inspection. Read the 3 items rated 3 first, then anything flagged for further investigation. If the report identifies work you had not budgeted for, get written quotes from contractors and use them to reopen the price with the seller. Plenty of buyers recover the cost of the survey several times over at this stage.
Get a quote for your property
If you are buying in South London and want to know whether a Level 2 survey is the right choice for the property, or whether the alterations, age, or construction mean you would be better served by a Level 3, South Surveyors can advise before you book. We are known for the property surveys we offer around South London. Give us a call today!
Frequently asked questions
Is a Level 2 survey the same as a HomeBuyer Report?
Yes. HomeBuyer Report was formerly known as the RICS Home Survey Level 2. Both terms are still in common use.
Do I need a Level 1 survey before a Level 2?
No. The levels are alternatives, not stages. Most buyers go straight to a Level 2, and Level 1 is rarely chosen.
Is a Level 2 survey enough for a Victorian terrace?
Often not. Age alone is not disqualifying, but most South London Victorian stock has been extended, converted or altered enough to warrant a Level 3. Ask a surveyor to assess the specific property before booking.
How long does a Level 2 survey take?
Typically, two to four hours on site for an average home, depending on size and access, with the report following within a few working days.
Does a Level 2 survey test the electrics or the boiler?
No. The surveyor inspects what is visible but carries out no tests on services. Separate specialist reports are needed for electrical or gas installations.
