What is a RICS Level 2 Survey?
Finding your dream property in Plymouth or across Devon is an exciting milestone, but it is also one of the largest financial investments you will ever make.
Once your offer is accepted, the natural next question is: How do I make sure there aren't hidden, costly surprises waiting behind the plaster?
That is where a professional property survey comes in.
The RICS Level 2 Survey (formerly known as the RICS HomeBuyer Report) is the most popular survey choice for standard residential properties in the UK. Here is everything you need to know about what a Level 2 Survey covers, when you need one, and how it helps you move forward with confidence.
What is a RICS Level 2 Survey?
A RICS Level 2 Survey is an independent, visual assessment of a property’s overall condition. Conducted by a qualified RICS (Royal Institution of Chartered Surveyors) surveyor, it provides an easy-to-read overview of the home's structural health, highlighting potential defects, necessary maintenance, and urgent repairs.
Unlike a mortgage valuation, which is conducted purely for the lender's peace of mind to confirm the property's value, a Level 2 Survey is conducted entirely for you, the buyer.
Key Takeaway: A mortgage valuation checks the bank’s money. A RICS Level 2 Survey protects your investment.
What Does a Level 2 Survey Cover?
The survey uses a clear, color-coded "Traffic Light" rating system (1, 2, and 3) so you can quickly see which areas require immediate attention and which are in sound condition.
The Rating System Explained
Condition Rating 1 (Green): No repair is currently needed. The structural element is maintained in good condition.
Condition Rating 2 (Amber): Defects requiring attention or maintenance, but not considered serious or urgent.
Condition Rating 3 (Red): Serious or urgent defects that need immediate repair, replacement, or further investigation.
| Area Inspected | What the Surveyor Looks For |
|---|---|
| Roof & Chimneys | Tile conditions, flashing, visible roof structure, flat roof wear, and chimney stability. |
| External Walls & Joinery | Cracking, render or brickwork condition, window frames, doors, and fascia boards. |
| Rainwater Goods | Gutters and downpipes for leaks, blockages, or decay. |
| Internal Finishes | Dampness, plaster cracking, floor timber rot, and timber infestation (woodworm). |
| Services (Visual) | Visual check of visible parts of gas, electrical, heating, and plumbing systems (recommending specialist tests if needed). |
| Grounds & Outbuildings | Boundaries, garages, retaining walls, and invasive plants like Japanese Knotweed. |
| Legal Matters | Highlights issues your conveyancer should verify (e.g., planning permissions, rights of way, guarantees). |
Is a Level 2 Survey Right for Your Property?
A RICS Level 2 Survey is ideal if the property you are buying meets the following criteria:
Age: Built after 1919 (conventional modern or mid-century construction).
Condition: Appears to be in reasonable shape with no obvious signs of severe decay or major structural issues.
Future Plans: You plan to move in without carrying out major structural alterations or massive extensions.
Materials: Constructed using standard building materials (e.g., brick, blockwork, standard timber roofing, tile roofs).
When Should You Choose a Level 3 (Building) Survey Instead?
If the property is pre-1919, historic, listed, built using non-standard materials (such as cob or timber framing), in poor condition, or if you plan extensive structural renovations, a RICS Level 3 Survey is generally recommended for a deeper structural breakdown.
Can You Include a Valuation?
Yes. You can opt for a RICS Level 2 Survey with Valuation.
This adds an official Red Book Market Valuation and a Reinstatement Cost Assessment to ensure you accurately calculate your home insurance policy build costs. Having an independent valuation provides leverage during price negotiations if major repairs (Condition Rating 3) are discovered during the inspection.
Why Local Expertise Matters in Plymouth and Devon
Housing stock in Plymouth and across the wider Devon region has its own regional quirks, ranging from coastal weathering and historic masonry to regional quarry stone variations and localized damp issues.
Choosing an independent, local RICS surveyor ensures your report accounts for regional building methods and local environmental factors.
Summary Checklist: Benefits of a Level 2 Survey
Avoid Unplanned Costs: Discover expensive roof leaks, damp issues, or timber rot before exchanging contracts.
Negotiation Power: Use the findings to request repairs or negotiate a lower purchase price.
Clear & Actionable: Easy-to-understand layout without overwhelming technical jargon.
Peace of Mind: Complete clarity on what you are buying before making your final decision.
Ready to Move Forward with Confidence?
Whether you are buying your first home in Plymouth or relocating within Devon, EP Surveyors provides clear, independent Home Surveys tailored to your needs.
Request a Quote Today or get in touch with our team to discuss which survey level is right for your prospective home.