National Coverage
Panel of RICS Surveyors
Same week availability
Cost from £375 EXC VAT
Reports in 5 Days
What property defects are flagged within a RICS Home Survey?
What types of property suit a Level 2 Home Survey?
Click to see which house is like the one you are buying or call us on 0333 344 3234 (local rate), and we'll tell you which is the best for your property.
Flats or apartments are self-contained housing units that occupies part of a building, usually on one level.
Bungalows are single storey dwellings, except in some cases where upper rooms fit inside the roof, typically low ceilinged bedrooms with dormer windows.
Why does a Level 2 Home Survey better suit these properties?
The RICS guidance confirms which types of property suit a Level 2 survey, stating the following:
"The service is specifically designed for lay clients who are seeking a professional opinion at an economical price. It is, therefore, necessarily less comprehensive than a level 3 building survey. The focus of the service is on assessing the general condition of the main elements of a property and identifying and evaluating the particular features that affect its present value and may affect its future resale.
The inspection is not exhaustive, and no tests are undertaken. There is, therefore, a risk that certain defects may not be found that would have been uncovered if testing and/or a more substantial inspection had been undertaken. This is a risk that the client must accept. However, where there is ‘a trail of suspicion’, the surveyor ‘must take reasonable steps to follow the trail’. These ‘reasonable steps’ may include recommending further investigation."
Source: Royal Institution of Chartered Surveyors (RICS)
Homebuyers Survey Cost
The cost of a Level 2 Homebuyer Report varies depending on the following factors:
- Size of Property: The size of the property has a huge bearing on the cost. Larger properties logistically take more time to survey and write up.
- Price of Property: A surveyor's professional liability increases with the property's value, and this risk factor is reflected in their quote.
- Location: Certain areas of England & Wales have fewer surveyors available, which can drive costs higher (for example, in the South West of England).
- Valuation: You can choose whether or not to include a current market valuation alongside your Level 2 survey. Excluding the valuation makes the overall quote cheaper.
We manage a national panel of RICS surveyors, and our fixed-fee Homebuyer Survey costs start from £375 EXC VAT.
How does it work?
How do I book a Level 2 Home Survey?
We take all the headaches out of the booking process for you, so all you need to do is give us the green light and pay for the survey.
- Get a Quote: Give us the property details, and we'll check which RICS Home Survey you need and provide our best price.
- Green Light: You give us the green light and pay for your home survey.
- Access: We handle access, whether directly with the vendor or their tenant, or by collecting keys from the estate agent.
- Survey Day: The RICS surveyor attends the property and completes the Mid-level 2 HomeBuyer Survey, taking as long as they need to inspect all areas of the property and grounds.
- Call on the day: There's no waiting around; we call you on the day and give you a top-down run-through of the major defects found at the property.
- Report: Issued within 5 working days.
Local RICS Homebuyer Surveyors Throughout England and Wales
We can help you arrange a comprehensive RICS Level 2 Homebuyer Survey wherever you are buying a property in the country.
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Andrew Boast FMAAT
CEO of SAM Conveyancing
Our Service Pledge to You
I founded SAM Conveyancing to deliver the exact standards I would expect to receive during my own property transactions—whether instructing a RICS survey or the conveyancing on my home. That is why my team makes this pledge to you:
- Guaranteed responsiveness: We reply to all enquiries within one working day; most commonly within 15 minutes.
- Dedicated support: A single, consistent point of contact to manage your transaction.
- Property expertise: A 100% UK-based team of property specialists.
- Plain English: Clear, jargon-free advice you can actually understand.
Read our complete Service Pledge.
How do I choose between a Homebuyer Report and a Building Survey?
The main difference between a Level 2 and a Level 3 survey is that a Level 3 inspection is much more comprehensive and therefore more expensive. As a general rule, you should opt for the Level 3 Survey if the property is old, large, unusual, extended, or if you plan to carry out structural work after purchase.
If you are not sure, our team can help you choose the right survey for your property at no extra cost. Call us on 0333 344 3234 (local call charges apply), and we will suggest the most suitable property inspection for the home you are buying.
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