RICS Level 2 HomeBuyer Report

Who It’s For & Why It’s Popular

The Level 2 HomeBuyer Report is designed for traditionally constructed homes that appear in a serviceable condition. Think post-war houses with cavity walls, modern bungalows, or well-managed flats. If a property has been heavily altered, is obviously neglected, or sits in the countryside with unusual materials, we will recommend upgrading to a Level 3 building survey instead.

Buyers value Level 2 surveys because they strike a balance between depth and efficiency. You still receive tailored repair advice, but without the extra cost associated with a full structural report. The document follows the RICS traffic-light system, making it easy to see what needs attention immediately and what can wait.

What’s Included in the Report

• Inspection of structure, roof, walls, floors, windows, services and outbuildings (visual only)
• Identification of significant defects and maintenance risks
• Advice on repairs and prioritised maintenance
• Health & safety concerns and damp observations
• High-resolution photography so you can reference issues with sellers and contractors

Moisture readings and thermal imaging spot-checks are included where required, giving context to visible staining or cold areas. The survey is non-invasive and does not include cost schedules, valuation, or reinstatement figures unless requested in advance.

How the Level 2 Survey Works

1. Pre-survey review: We review estate agent details, planning history and your concerns so the inspection is focused.
2. On-site inspection: Expect two to three hours on site for a typical three-bed home, checking the exterior, interior, roof space and accessible services.
3. Clear reporting: You receive a digital report with repair priorities, maintenance advice and photographs, usually within three to five working days.

During the visit we also note any legal matters—such as rights of way or potential boundary issues—that your conveyancer should verify. If access to any room or roof space is restricted we make this clear, so you can revisit it before exchange.

What Happens After the Report?

Every survey includes an explanation call. We will walk through the findings, suggest practical next steps, and help you prioritise repairs based on your budget or timescales. Where specialist contractors are needed we outline the skills to look for, keeping you firmly in control of who you instruct.

Many clients share the report with tradespeople or insurers. We are happy to provide clarification letters or speak directly with your solicitor if a defect is influencing negotiations. Our goal is to give you confidence to proceed, renegotiate, or walk away with minimal stress.

Benefits of Choosing LEM Building Surveying

• AssocRICS-qualified: Trusted, experienced, and fully insured local surveyor
• Clear, jargon-free reporting: Understand exactly what’s going on and what needs attention
• Faster turnaround: Most reports issued within 3–5 working days
• Local insight: Expert knowledge of common issues in Chester, Deeside, Wrexham and across the North West
• Flexible extras: Add drone photography or ventilation testing when required

Frequently Asked Questions

Have something specific in mind? These quick answers cover the most common queries we receive from buyers:

What does a Level 2 HomeBuyer Report include?

This Level 2 homebuyer survey covers the major elements of the property. We assess the structure, roof coverings, joinery, services and damp risks, then explain which issues need immediate action and which are routine maintenance. Photographs and moisture readings are included to give you evidence for negotiations.

Which properties are suitable for a Level 2 survey?

Level 2 surveys best suit standard construction homes—typically post- 1930s properties built from brick or block with pitched roofs. If the building is very old, substantially extended or clearly neglected we will advise upgrading to a Level 3 building survey for more intrusive investigation.

Does the Level 2 survey include a valuation or reinstatement figure?

Valuations and insurance reinstatement figures are not part of the standard Level 2 package, and we do not provide them. You will need to request these from a suitably qualified valuation professional if required.

How long will the inspection and report take?

A typical inspection lasts two to three hours, though larger homes may take longer. Reports are issued within three to five working days, and we let you know immediately if unforeseen access issues cause any delays.

Can I speak to the surveyor after receiving the report?

Absolutely. A follow-up call is included with every survey, giving you time to ask questions, weigh up repairs and plan negotiations. We can also provide written clarifications for your conveyancer if required.