Level 2 Home Survey

Who it's for

A Level 2 survey is designed for homes of conventional construction that appear to be in reasonable condition. That includes many modern houses and flats, and some older homes that have been well kept and not significantly altered. In its guide to home surveys, RICS describes Level 2 as suited to conventional homes in reasonable condition with a simple form and layout.

If the home is older, has been extended or altered, looks run-down or is of non-standard construction, our Level 3 Building Survey is usually more suitable. The guide Level 2 or Level 3? can help you choose.

Survey only, with no valuation

The RICS Home Survey Standard allows a Level 2 survey to be provided with or without a valuation. Ours is survey only. We do not provide valuations, market value opinions or reinstatement cost assessments for insurance.

If your lender carries out a mortgage valuation, that valuation is for the lender. It is not a survey of the home's condition, and it does not replace one. If you need a valuation or a rebuild cost for insurance, you will need to arrange it separately.

What we inspect

Andrew Parker AssocRICS MCIOB carries out a visual inspection of the parts of the property he can see and safely reach:

• Outside: roof coverings, chimneys, gutters and downpipes, walls, windows and doors, seen from ground level and other safe vantage points
• The roof space: where there is safe access
• Inside: ceilings, walls, floors, fireplaces, stairs, woodwork, kitchens and bathrooms
• Dampness: checked with a moisture meter where walls and floors can be reached
• Services: electrics, gas or oil, water, heating and drainage, inspected visually
• Grounds: garages, permanent outbuildings and boundaries
• Legal and safety matters: points for your legal adviser, and risks to the building, the grounds and people

What you get

Your report follows the RICS Home Survey Standard for a Level 2 survey. It is written in plain English, starts with a summary, and then works through the outside, the inside, the services and the grounds.

Each part of the home is given a condition rating:

• 3: serious defects, or defects that need urgent repair, replacement or investigation
• 2: defects that need repair or replacement but are not considered serious or urgent; normal maintenance is still needed
• 1: no repair is needed at present; normal maintenance is still needed
• NI: not inspected

The report also includes:

• a schedule of the matters that need attention, each with its condition rating
• recommendations for further investigation, to arrange before you exchange contracts
• matters for your legal adviser, and risks to the building, the grounds and people
• general advice on maintenance
• photographs of the main findings, and drone images of the roof if you added them and we were able to fly

Level 2 reports do not include repair costs. Before you commit to buy, get quotations from suitably qualified contractors for the items listed.

The report is typically issued within 5 working days of the inspection, or within 2 working days if you choose the paid express option. Once it is issued, we offer you a call with Andrew to go through it.

We use AI tools to transcribe Andrew's site dictation and to draft report text from his own notes and photographs. The findings, condition ratings and advice are his, and he reviews and signs every report. You can opt out. Read our AI statement.

Drone roof images

Drone roof images are an optional add-on, available where flight is permitted. They give a closer view of roof coverings, chimneys and gutters than is possible from the ground.

Before the inspection, we check your address against restricted airspace, such as the Flight Restriction Zones around airports, and the weather forecast. If weather or airspace rules prevent the flight, the add-on is deducted, or refunded if you have already paid. Without drone images, we inspect the roof from ground level and other safe vantage points.

What it does not cover

A Level 2 survey is a visual, non-invasive inspection. It does not include:

• a valuation, a market value opinion or a reinstatement cost for insurance
• the depth of a Level 3 report on the causes of defects, the options for repair and what could happen if repairs are left
• moving furniture or stored items, or lifting fitted carpets, floor coverings or floorboards
• testing the services. Where tests are needed, such as an electrical installation condition report or a gas safety check, we recommend them
• an asbestos survey or laboratory testing
• going onto roofs
• checking whether alterations had planning permission or building regulations approval. We flag these for your legal adviser to check

Parts of the home that are hidden or unsafe to reach are not inspected. Where this matters, the report says so.

How it works

1. 1

   Get your price

   Choose the survey and enter the property value and postcode. The price includes VAT and any travel supplement.

2. 2

   Book and sign

   Confirm your booking and sign our terms online. You can cancel within 14 days.

3. 3

   Inspection

   Andrew inspects the property. For a Level 3 we check the airspace and the weather and fly the drone where permitted.

4. 4

   Your report

   We invoice you after the inspection, and issue the report once it is paid: typically within 5 working days of the inspection, or 2 with the express option.

5. 5

   Talk it through

   We offer you a call with the surveyor to go through the findings and your next steps.

Prices

Level 2 prices are fixed by the value of the property and include VAT. Drone roof images, where flight is permitted, and the express report are optional extras. A travel supplement applies beyond about 25 miles of Hemel Hempstead, and the price calculator adds it for you. Homes above our top value band are quoted individually.