RICS Home Survey Level 2
An RICS Home Survey Level 2 provides a professional and objective assessment of the condition of a property, helping you understand significant defects, repairs and maintenance that may need to be considered before you proceed with your purchase.
Farrow & Gould Chartered Surveyors provides RICS Home Survey Level 2 services across London and the Home Counties.
You may still see a Level 2 service described as a Home Buyer Report or Home Buyers' Survey; RICS now calls it the RICS Home Survey Level 2.
Why Have a Home Survey?
Buying a property is a significant financial commitment. A Home Survey provides independent information about the condition of the property so that you can make a more informed decision before committing to the purchase.
A Level 2 survey can help you understand visible defects, repairs or maintenance that may be required, matters that require further investigation and issues that should be referred to your legal adviser or another specialist where appropriate.
The findings may also inform further enquiries or discussions concerning the transaction before you proceed.
Is a Mortgage Valuation the Same as a Home Survey?
No. A mortgage valuation is commissioned for the lender's purposes and is not a Home Survey for the purchaser. It may not provide you with an opinion of Market Value prepared for your own use and should not be relied upon as an assessment of the property's condition.
A lender may use an automated, desktop, external-only or physical valuation depending on its requirements. Even where the property is physically inspected, the purpose and scope of a mortgage valuation are different from an RICS Home Survey.
Is a Level 2 Home Survey Right for the Property?
An RICS Home Survey Level 2 is generally most suitable for conventionally constructed houses, flats and bungalows built using common building materials, which are in reasonable condition and relatively simple in form and layout.
Age alone does not determine which survey level is appropriate. The construction, condition, complexity, alterations to the property and your particular requirements should all be considered.
Properties that are unusually large, substantially altered, significantly run down, of unusual or complex construction, or where a more detailed assessment is required may be better suited to an RICS Home Survey Level 3.
You do not need to decide which survey level is appropriate before requesting a quotation. We review available information about the property when preparing your quotation and will advise where we consider a different survey level would be more suitable.
What Does an RICS Level 2 Survey Include?
The Level 2 service includes a visual, non-destructive inspection of the property followed by a property-specific report.
The report describes the construction and condition of the property, identifies significant visible defects and matters requiring attention, and provides advice on repairs and ongoing maintenance appropriate to a Level 2 service.
Condition ratings are used to help indicate the relative importance and urgency of defects identified.
Where appropriate, the surveyor will also recommend further investigation or specialist advice before you commit to the purchase.
Level 2 Survey Only or Level 2 with Valuation?
RICS Home Survey Level 2 – Survey Only
This includes the Level 2 inspection and report but does not include a Market Valuation or insurance reinstatement cost.
RICS Home Survey Level 2 – Survey and Valuation
This includes the same Level 2 inspection and report together with:
- an opinion of Market Value; and
- an insurance reinstatement cost.
The valuation is undertaken by the RICS Registered Valuer who inspected the property.
If you require the valuation service, this should be selected when you instruct us. If you later ask Farrow & Gould to add a valuation after the survey has been completed, we will treat this as a new instruction requiring new Terms of Engagement, fresh access to the property and a further inspection.
How Much Does an RICS Level 2 Home Survey Cost?
Fees are quoted for the individual property and the service required. The amount can vary with the property's size, complexity and location, and whether you require Survey Only or Survey and Valuation. Request a quotation with the property details and we will confirm the fee for the proposed service.
What Does a Level 2 Inspection Include?
The Level 2 inspection is visual and non-destructive. The surveyor inspects the inside and outside of the main building, permanent outbuildings, services and grounds so far as they are safely and reasonably accessible.
As part of the inspection, the surveyor will, where appropriate and safe to do so:
- inspect the visible external and internal parts of the property;
- enter and visually inspect accessible roof spaces;
- attempt to open accessible windows, including one on each elevation and one of each different type where there is a variety, where permission has been given, any keys or locks are available and it is safe to do so;
- inspect exposed floor surfaces and accessible unfixed subfloor openings where appropriate;
- visually inspect accessible parts of the property's service installations, although the services and appliances are not tested;
- lift and visually inspect accessible drainage inspection chamber covers where this can be done safely and without causing damage;
- inspect the grounds and permanent outbuildings;
- use normal surveying equipment such as a damp meter, binoculars and torch; and
- use a ladder for appropriate accessible areas up to approximately 3 metres above the relevant floor or ground level where it is safe and reasonable to do so.
The surveyor does not normally lift fitted carpets or floor coverings, remove floorboards, move heavy furniture or stored possessions, remove secured panels or fittings, or open up the fabric of the building.
The extent of every inspection depends on the access and conditions available at the property on the day. Any material limitations affecting the inspection will be recorded in the report.
Tell Us About Your Concerns Before the Inspection
After instruction, you will be given access to our pre-survey portal where you can tell the surveyor about any particular concerns or matters you would like considered.
This information helps us understand your requirements but does not change the visual, non-destructive scope of an RICS Home Survey Level 2.
When Will I Receive My Report?
Your RICS Home Survey Level 2 report is normally issued within 2 business days following the inspection.
After receiving your report, the service includes a 20-minute telephone debrief with your surveyor so that you can discuss the principal findings and ask questions arising from the report.